Also income from the other units would be considered.Given what you are saying, you are likely working with limited income, so rate is going to be critical for you.

If not, as a conservative measure, you can use the land/building value split used by your tax assessor as the first step. 

They are going to push you to every limit to find your weaknesses. 

Small multi in the 2-4 range has a very limited inventory in the Tulsa market.

There are many ways to build wealth via Real Estate (RE) investing even when limited to buy n hold. 

As a landlord you have very limited rights once a tennat is in place.

It is important to put the limiting selectors into your list so you are only mailing to people who own property you might want to buy.Whether or not this first deal works out, you will at least learn a lot.

I understand we have to live in it as a primary residence for at least one year but are there limitations with actually living in the home?

Maximum loan amount will be based on the amount of equity available, based on the appraised value of your home (loans with a loan-to-value ratio of 90% or more are limited to a maximum $200,000 credit line).

“I wanna buy a multifamily” is different than “I’m interested in 10-20 unit apartment buildings for $800K up to my pre-qualification limit of $2.3m” which is different from “I wanna house-hack a triplex” which is different from “I’m looking for a seller who is willing to owner financing a deal with zero money down”.