Either way, get in touch with a lender - you may find that you won't qualify for an FHA loan without at least 1 year of employment history to back the income.In my opinion, you are extremely smart to be thinking this way already, and are thinking in a way that is likely to set you up for life at an early age.

Yes, to be attractive to banks you need to be able to show 2 years of steady income on tax returns if you are self-employed (so pay your taxes if this is the route you go).

Marcus, in a project we just did we put in that dark allure flooring and it looks great.

I make around 30-40k as a 1099-self employed, and I have a car loan around 14k.

My questions is what parts of town are hot areas for investors, specifically investors employing the BRRRR strategy?

I am employing the same.

Specifically, you cannot use the rental income from the departing residence as qualifying income unless buying a larger home due to growing family, employer-forced move, etc. 

HOA is now trying to change CC&R to include some renting "criteria" such as 3X income, long time stable employment, no foreclosure etc etc.....His lawyer told him to completely not to worry about it as these changes are not "enforcable" in court....Would you agree? 

I have $$ in 401k's I can't borrow against because I don't have W2 income from that employer to repay the loan.

One prospective applicant seemed great in person - very friendly, polite, punctual, gainfully employed, etc.