Use the loan that I just used to buy my first duplex in MN: Portfolio-Conventional Loan with only 3% Down Payment and NO Mortgage Insurance (yes this loan really exists).

FNMA Homestyle might be a valid options for you if you can qualify for a conventional loan.Go ahead and PM me or post on the thread.

We have a digital antenna, Netflix, and Chromecast where I can cast shows from my computer - but I miss one thing: CNBC in the morning while I am preparing for work.

They have done my last three conventional loans, and with my primary residence I am at the limit for 20% down easy money.  

You will be fixing it up because you like living in a unit that is not broken.If you then SUDDENLY decide to move out AFTER a year into the loan, you can apply for a new FHA-approved Loan for your new primary purchase, once you've converted the original loan into a conventional (investor-friendly) one.

Otherwise, regular conventional loans will be 25% down for 4 units.

If you refinance into a conventional mortgage, then you'll no longer have an FHA loan.

I just skimmed your post, but it seems like you're asking for options to get started now, while bank/regular lenders want to wait until you have 24 months on the job (which is common by the way).Since you're so close, at 18 months, I'd say you should line up private/hard money just in case you come across any great deals, then when you qualify for bank financing you can refinance out the private/hard money loan with conventional financing.I frequently do this with properties, using private $ to buy a good deal quickly, then 6-12 months down the road (after I stabilize the property and give a good return to my lenders) I'll refinance with a regular bank loan.

Open to recommendations or I can ask my conventional broker... :-)Yeah, the right deal is a good point.

Third unit delivered vacantMortgage, Insurance, Taxes: $2850 (4.25% rate on conventional 30 year)Down Payment: $150k (Was considering FHA, but since the property price tag is quite high, the monthly MI premiums would have been killer)Rental Income: $26,400Based on these numbers, is this a viable option for me?