Eventhough prices has gone back 5% in some areas , the rent market here is limited and migration continues from northern marketsI am investor in the area and live here, my properties have similar profile and are holding well.

After 2 years you can apply for a “Rent consideration” (I think that’s what they called it) as long as you still live there and that may allow you to increase rents by more than the annual allowance (probably designed for unit that are very low rents).

Meet with a local banker & schedule a time to talk with a mortgage broker, they'll give you at least a baseline of what kind of down payment options and rates are out there.After that, if you're still wanting to research more creative options, do some looking into seller financing (a very hot topic with good, and bad, advice out there), look into private lenders, and commercial financing options.If you're wanting to live in 1/4 of your quadplex, then conventional residential loans may in fact be your best option as you can purchase that with a fannie/freddy loan with very low down, and use up to 75% of the income from the property toward your own income. 

The rules are designed to prevent related parties from engaging in exchanges that shift high basis property for low basis property, followed by a sale of the low basis property, effectively "cashing out" without recognizing gain.If you sell a property to a related party as part of a 1031 exchange, both you and the related party must hold the exchanged properties for at least two years following the exchange.

I want to eventually find my forever home and create a bigger real estate profile.

Tenant quality is extremely low even in so called C areas.

My clients who invest in Section 8 housing do so in 'not quite' transitioned communities but that have low crime rates.

One fast way to generate cash flow is to invest in high cash flow, low appreciation markets (say several midwest e.g.

Those rates would be low in my area by half .I do service work , the clock starts ticking when the truck leaves the shop and doesnt stop until the truck and men return .

However, appreciation is very low in cheap areas.