Your TSP balance can be used to count toward the 6 month PITI reserve so ensure your broker knows about that up front, which is a major reason I try to max that investment out annually, and you should too! 

Regroup, define your path forward, and go and meet some non-guru people who are happy to network with you and count you as a trusted business associate.  

I def think you should try wholesaling, find a mentor in your area possibly to show you the ropes but dont count on making 10's of thousands of dollars right off the bat.  

@Pasha Ama, @Brandon Romano's definition above is correct :) Just remember that your primary place of residence is not counted towards the net worth calculation. 

Owner occupied houses went up 7% last year and investment owned properties were up 12% in Austin and that did not count the extra revenue with higher rents.

I think what will happen is the 525k buyer of today will be looking at our 425k product.Also whats very different about Post GFC and pre is when I sold my homes PRE I can I think count on one hand the amount of folks that put more than minimum down.. in the last 36 months We see many more conventional 20% or better down and a lot of cash sales I had not seen a cash sale for ever pre 08...So I can see folks ponying up more cash to make the numbers work... buying down a little bit...

From my understanding, 30% down is pretty standard across the board regarding lending (not counting seller-financing) right?

and will generally low ball repairs and high ball value.. do not take one at face value ever.. a very good broker you can count on for ARV  but you want to get your rehab numbers independently. 

Does it still count as rental if you are living in the home as well?

I was completely calm and unemotional when I wrote this, by the way.   2)  This tenant falls into the category of "you as a landlord cannot do enough for me and you should count your blessings that I am living in your building."