For those of you that have created a strong team (acquisition, contracting, finance, management, etc.) to streamline your investment portfolio--even from out of state--what has worked the best for you and/or what do you wish that you had done differently?

This is because all of my properties were financed extracting value between Dec 2020 and Dec 2021.  

MLS How did you finance this deal?

(I will let you draw your own conclusions about my parents' finances given that they gave me a $150k down payment without much of a conversation about it.)At the end of the day, I lost money on the property from owning and operating it, and my parents made a modest profit from the sale.

My question is, to finance my first property, should I finance it under an FHA and live in one of the units for the year?

I have a background in lending, have been a Realtor for 25 years, understand creative financing really well...however in all of my asking about this I have not yet found anyone that has successfully closed a subto in a fully legit way. 

How did you finance this deal?

Are my finances in the right place to be starting house-hacking soon?

This is the 2 units + 2 ADUs scenario.I am worried Scenario A might push future financing option into commercial real estate only, which will limit my cashout refi options and the future buyer pool.From a lending perspective, since a "Land Use Restriction" is required to be recorded on the Deed to limit rentals to be longer than 30 days, the property thus will not be considered a true "5 unit commercial property" and my worries in Scenario A will not come to pass, right?

I'm curious on where I should go to join a REI team that focuses mainly on creative finance?