Being a real estate professional allows you to treat the income as non-passive, allowing higher high income tax payers to pay less in taxes.

is so what lender did you use that provide non recourse loan?

The "non conforming" lending options are actually called NonQM (non qualified mortgages).

I'm surprised there's not more legal guard rails in place for these types of deals given the large amount of $$ involved.Curious when a non accredited investor is let into an investment that states it's open to accredited investors only, how does that make sense? 

If you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a speciality trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.Can I contribute to both a Solo 401k and SDIRA?

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

You'll have more flexibility with non-traditional lenders, traditional will all follow the same Fannie/Freddie guidelines.

There are bridge & DSCR lenders that can finance a non-warrantable condo.

You are quoting old rules.New rules have a calculated period of Qualified vs Non Qualified usage. 

The "due on sale" clause is a non-issue here.