Here are some steps and strategies you could consider:Review the Lease Agreement:Start by revisiting the lease agreement to ensure that the no-smoking clause is clearly stated and that it outlines the consequences of violating this rule.

What state are you trying to do it in?

I'd recommend talking to a mortgage broker who is licensed in your state. 

I knew that in Michigan (and im sure across many states as well), you can purchase your first home with only  3% down on a conventional loan, or 3.5% down with a FHA loan.

I do understand there is risk with finding a good network out of state of contractors and property managers. 

Over the last few years I have seen both states blow up in most areas.

however for one living in CA I do like Vegas personally ( I have invested there) as I have invested in over 20 states.. what I like about Vegas is the age of the homes you would buy at 500 to 1 mil.. no really nasty weather that adds to differed maintenance..

I defended the lady from much criticism, stating her math was off, but it was a creative offer, and a counteroffer could be a win win.

Yes, my HOA states "one family unit per home".  

Or open a LLC in a more friendly state like Delaware, Texas, or Nevada but I think you're getting ahead of yourself honestly.