The “work around” in those states requiring licensure is usually to utilize an incensed mortgage broker in that state as originator/broker while you’re the lender.

So it takes comprehensive knowledge of the market trends, zoning laws, the local municipalities approval process, survey cost, subsoil conditions, irrigation requirements, development cost, utilities (gas, power and internet), city water or well water, city sewer or POSW to name just a few...A builder developed the farm field next to our SD, bought it for $1.5M and wanted to build 25 homes as a conservancy subdivision.

Or find a property that is under-utilized or has below market rents.Otherwise, you could also do the OPPOSITE of the great advice from @Jonathan Greene and buy a property with multi-bed units or live in the larger unit and rent out the smaller unit - while getting a roommate(s).

That's just the max they will pay for rent plus utilities.

I have recently started utilizing this platform for just that and I've already had some great conversations with people here. 

@Shelby Ek Do you need to activate the utilities in order to qualify for the loan you are getting?

Title report, confirm utilities and zoning etc. 

Make sure everyone knows a cleaning schedule, expectation for common areas, how are you splitting utilities, guest policy, etc. 

(If there’s isn’t a checkbox for utilities on).

Current section 8 tenants pay $2100 rent...plus utilities.