Any amount of money will definitely delay when I can get into my house hack.

@Chris Conroy yes it’s true banks need 6 months seasoning.https://www.quickenloans.com/blog/delayed-financing-uncommon-refinance-option-cash-buyers

I really just want to minimize my loses without having to pay the whole 3 months of rent to buy-out/break my lease. 

No matter what you do, buying a property with a value add component, having ample cash reserves, having good financing and having immediate cash flow will help minimize your risk.Here is an article I put together on what to look for when passive investing: https://www.biggerpockets.com/member-blogs/10145/83067-limited-partner-s-guide-to-investing-in-the-right-deal

There are concerns: US businesses are delaying or cancelling investments due to uncertainties associated with the trade war and the presidential election (new president may propose new taxation on the rich and/or corporate).

The work around is to pay for the entirety of the rehab up front at closing, place those costs on the HUD1 and use the delayed financing exception for the cash out refi. 

It is possible there is a stipulation in the current plan that delays entry of a new employee into the plan for a year of service (or something of that nature). 

Personally I'd pay off my car note as soon as possible to minimize my debts but that is not necessary.Another resource you might check out is using a VA loan to purchase a primary residence to house hack.

@Timothy Brennan Looking to do minimal work such as repainting, appliances etc.

Sharing the numbers with an easy to understand setup to educate my clients, thorough due diligence support, negotiation of price and terms and keeping the deal alive through three delays from the lender over the holidays.