Home Possible is for Primary residence.  

I do think you have an idea worth exploring, but I wouldn't be surprised if there is some potential customers turned off by the look/feel of the industrial containers as opposed to traditional building so it may limit your customer base some.

Here are my numbers:$82k PP and CC$60k renovation (fully permitted)$3k holding and misc$145k all in$200k ARVRents range from $650-850 (of course I think for a brand new unit we'd command the highest rent)$55 gross profitSo if I went traditional I'd spend another 13k in closing and agent fees.When our investors fund the entire deal we share 50% of profits so why not find the end buy and hold partner in the beginning and give them that 50% discount on the property.

It seems that banks won’t do a HELOC on an investment home (primary only).

As Rick mentioned wholesaling of traditional real estate or notes can be a great way to increase your IRA.

If you want to live in one of the units of a MF as your primary residence then you would need to make sure that the value of the other 3 was equal to or greater than your sale in order to defer all tax.Example:  If you sell your rental now for 600K and wanted to buy a 4 plex for $800 then you could move into one of the units (1/4th of the building) as your primary because the units are each roughly worth $200K and you would be using 3 of them ($600K) as investment.

I can go cash or traditional financing.

Originally posted by @Antoine Martel:Go to a big bank like Wells Fargo, they do 75%LTV on cash out refinances. i had bad 7 years with wells corrupt fargo. they tried foreclose on my primary home three times. i prefer anyone but them. thx. 

My primary home in the poconos is rented out while I’m away for 13 weeks at a time for work.

Which is the primary reason I have been patient on waiting.