I saw my parents die in my 20s.

If you ask your banker, your older parents or grandparents, realtor, financial manager etc. they will all say "of course buy your primary".

The tenant has been a problem from the beginning, such as behind in rent for a year, buys a brand-new Jeep, lies about ex-husbands job, child support, court cases, etc...Now, the house needs a new deck, so I went up to inspect it.

My oldest child is going to college next year in a town where I could buy a house for $160k.

I am here acting like a child fighting about all this petty stuff. 

In one case, the client lived in a small house on his parent's land rent free.

I would be curious to see how your numbers would look if you got a 3/2 and househacked (roommates) or continued to live with your parents while you turned that place into a MTR. 

In addition, I live with my parents so even househacking will still cost me over $400 a month, which is what I pay to stay with my parents.

I lease out a place occupied by an unmarried couple and a young child belonging to one of them. 

In addition, I live with my parents so even househacking will still cost me over $400 a month, which is what I pay to stay with my parents.