Currently, I own my primary home and a rental in San Antonio, TX. 

The primary issue is that building small unit in a single count is some of the most expensive development.In addition, in most jurisdictions the primary unit will become rent controlled (assuming more than 15 years old).  

One of the best hacks if you have limited cash is to buy a primary residence with up to 4 units.  

But if you bought right for yourself, it's immaterial.3) No, this is how most people entering the REI or primary home buying feel right now.

This allows you to access funds while keeping your existing mortgages intact.Second Mortgage: Explore lenders who offer second-position loans on investment properties, though rates will be higher.Cash-Out HELOC : While traditional banks often restrict HELOCs on non-owner-occupied properties, some portfolio or private lenders may offer HELOCs for investors.With $15-20K in liquid funds, look for deals where you can negotiate terms:Seller Financing: Negotiate lower down payments or interest-only periods.Subject-To Financing: Assume the seller’s existing mortgage while covering the down payment.Lease-to-Own: Lock in the purchase price while using rental income to build equity.

Theyre great products for self employed borrowers who will not qualify for traditional loans, but there's a premium for that convenience.

Maybe we can do seller financing for the $172K and then get a traditional mortgage after the fact with delayed financing?

We will write insurance contingencies into home offers in the Tahoe and now even in the Reno, NV area for rentals and primaries.

It is currently my primary residence and was a great house hack but I’m now considering moving out to live with my girlfriend nearby in her condo.

These properties appeal to students and low-income renters, especially if traditional housing is limited.