I know of one particular loan program in Columbus (I'd need to see if they service Dayton) that offers 0% down for owner-occupants.

Some rehab lenders have favorable refinancing programs to convert the rehab loan to permanent 30 year financing.

Speak with a local Realtor who knows the market, but also is knowledgeable about creative financing options.Good Investing...

Not being able to rent out units usually just means the price is too high for the market. 

I think once you get more than that, you would need a more expansive program

It is our goal to deliver all of this in the RTR Academy along with a plethora of benefits to students to include:-VIP access to RTR inventory before the general public-ability to earn back course fees through investing & our attractive referral program-tax, legal & investing advice from our team of attorney, CPAs & investment advisors-no cost SDIRA or solo 401(k) account to invest through retirement vehicles -lifetime membership with no ongoing or additional fees, etc.!

Personally I like the Section 8 program when the property is located in a super poor area with a ton of blight and crime.

The discussions we see repeated today differ from four years ago because the market has changed. 

What would be considered the easiest program for small hard money lenders to use to track loans and history and sending out 1098 's?

If you do not have (2) full years of 1099 you can still get approved for a mortgage using a Non/QM program like a "1 Year 1099" program or Bank statements.