However, does that include people who wouldn’t qualify?

No one is "timing" the market, they just are not qualified.  

out of state is more difficult than advertised. do you already own a primary residence? 

@John Leeagree with being picky with where you live and your primary residence. 

I don't know your living situation but if your paying x,xxx for rent or a mortgage and instead by living in one side and renting out the other you will be paying y,yyy instead and y is less then x that's great, especially if you can rent out your primary residence and make income there too. 

Research ways to use your education to help you qualify for a loan (did you know that some lenders allow college credits that translate directly to the line of work the graduate pursues to count towards work experience, accelerating the borrower's opportunity to get approved for a mortgage?). 

We meet definition for qualified investor.• DSTs: Seems as though returns are rather low, low transparency on opportunities (?)

Does he qualify on his own?

Roof, floors, bathrooms and vanities, paint, appliances. same market rent as above.I'm open to Atlanta opportunities.I would qualify both as BRRRRs. 

Lenders will want to know if the property is generating income and if it qualifies for a DSCR loan or traditional financing.