The only difference is that usually the farmer lives in the house and when they sell we take the allocation for the amount of the house and yards and the farmer gets that profit tax free from the 121 primary residence exemption.The remainder of the farm land the farmer 1031 exchanges into other investment real estate and defers all tax on the sale. 

Can anyone recommend lenders who count income from house hacking in the their DTI calculations for refinancing the primary residence it happens in?

And a traditional LLC is just fine.  

However, I already had my primary residence at that point.

Traditional lenders will want to see a proven track record and will want to lend against a much much larger portfolio of notes.Honestly, the timeframe is highly dependent upon you.

One side is their primary residence, the other side is a rental. 

In 2014, she bought the 650-square-foot space on East 12th Street for $749,000, and planned to continue living with her parents on East 11th Street during the renovation.Four contractors estimated the work would cost around $120,000 and tried to steer her toward a more traditional look, raising concerns that creativity could cost her buyers

I only look to this exit when my primary buyers pass on a deal (if they are interested, I pay an agent a flat fee to conduct my business)....My primary buyers pass a lot on deals because they are buy n hold investors, so the numbers are different than fix n flip numbers.

@David Flores You can use FHA loan for primary residence only up to 4 units.

In my short experience, the typical HML I’ve seen generally loan at 25-30% LTV with a note duration of 1-3 years, with the main benefits being a typically fast close and not having to go through a traditional lender for a Fannie/Freddie loan.