If you're going to do a traditional straight exchange the options you listed are correct.  

Some hard money lenders are also able to do a refi out of a flip loan or all cash purchase without the seasoning of the traditional mortgages, rental income history, or W2 income qualifications.You can also ask what problems and risk you are willing to take.

Hi All,I'm a new real estate investor who's been trying to aggressively network with out of state parties (realtors, property managers, lendors, etc) for making a potential purchase.Due to distance, I'm worried out-of-state investors aren't always top of mind or receive pocket listings compared to local buyers or investors.

I’ve been hearing about self directed IRAs (Roth/Traditional) and 401ks being used to fund deals frequently.

If there have been 1031s completed in that past.In both events it's a matter of looking at your property's value compared to the adjusted cost basis. 

I’m looking to purchase a new home for my family. Can anyone share a strategy or resource they’ve used to purchase their primary residence besides the typical, through an agent process?
Thanks!

Based on the prices I can find on Zillow/realtor.com, the numbers seem to come out better for me with a 3x2 condo, considering that I can actually afford a 20% down payment on a condo compared to a 5% FHA I'd have to take out for a multifamily.

Just because you don't make as rent doesn't mean the costs are not comparable.

I was thinking it would help keep my stress levels down compared to a larger investment.

You have to weigh the upside and downside and compare that with your short term and long term goals.