It is much easier to do so on a primary residence than an investment property.

Considerably cheaper than an LLC, but you would want one for each property which adds up.

They are usually much higher than an SFH that resides in an HOA neighborhood.  

So it’s kind of hard for me to walk away, until I know I exhausted everything.So assuming I can’t find a PML or HML, I was going to ask the seller for a partnership.

A student living off of help from a grandparent is a different story than an adult who wants to pay rent up front with no explanation.

@Brian Garrett The main reason is that it's really exhausting, and relies so heavily on my step dad to pull those types of numbers. 

@Ericka Grant Three quick follow up comments:1) If you want to live in this house for 10 years or more it's more of a lifestyle expense than an investment and the exit strategy is less important. 

Since you'll be putting $0 down, the monthly mortgage would be higher than an investor that put down 20%.

A C class multifamily will have a different cap rate than an A class office complex in the same sub-market. 

I would basically exhaust ever other avenue of info instead of lining some guru's pockets.