It would be his primary residence so most likely a duplex or triplex house hack. 

From the sentiment of your post it seems like you're viewing the buyers as strictly investors when they may lean more towards traditional homeowners looking for a quality of life improvement or an improvement on their current financial situation today.Let's say the buyer pays 465k and has a 5% interest rate.

The biggest challenge is a lack of quality homes and a rapidly increasing demand for vacation, second and primary homes.

Buying properties through non traditional channels.  4.

Unlike traditional banks and credit unions, we don't face the same constraints, allowing us to offer more flexibility.

My primary focus is on properties in Miami and the surrounding areas, including Homestead, as I’m familiar with the market here.

I think the real estate professional strategy works if it is your primary source of income.   

-Primary Residence. 

I double checked and these layouts do have two exit doors for both primary and the next gen suite as well.

Lastly, you won't be able to HELOC (or any cash-out equity) and 2-4 unit property in TX while it is still your primary residence.