@David Baier I'm primary focused on small SF (2 or 3 bedroom) right now.

Updated info is excellent credit on primary residence is up to 85% LTV.

Plus the same platform can put you in front of BUYERS before your competition even knows they exist, poach clients from THEIR open houses, put you in front of people who visit websites like Trulia, Zillow, Realtor, etc.

A 203K is a great way to do a flip on a primary residents!

Wife and kids will be primary residents in the rental unit, but the wife currently has no income.

There are small private law offices in urban areas of Los Angeles whose primary source of income is taking 40% of the cut on 'cash for keys'  money from tenants who don't pay their rent.

Is there a way to set this up in AirBnb, VRBO, etc platforms?

We are slowly transitioning more of our operation to this online platform and so far have been pleased.There are other third party companies that will provide the credit reporting service too, but not all are the same.

I know they sound similar but trust me, using Line of Credit will get you to the commercial department and HELOC is for residential homes (meaning your primary home).   

We need to secure financing, and have talked to several lenders with varying options from ARMs to conventional mortgages. we've purchased several homes as primary residences, but this is our first investment property and I want to make sure we're not screwing up here.One loan we got a quote on was a 10 year balloon, 5 year fixed, with an adjustment after 5 years and then locked in again until year 10.