Do you prefer to A. prefer to pay themB. roll them into loan (if that is available commercial loan example)

I would suggest joining GaREIA, great place to meet like minded individuals.

$50-99,999     333 $100,000-149,999      941 $150,000-199,999      1286 $200,000-249,999      668 $250,000-299,999      262 $300,000-349,999      132_____Owner Occupied with Equity $50-99,999      673 $100,000-149,999      3044 $150,000-199,999      7986 $200,000-249,999      6462 $250,000-299,999      3526 $300,000-349,999      2018You can also look at individual zips to see how many are there, based on the range you decide upon.There are additional criteria that you can use to look at your market such as owner age, number of properties owned, length of ownership or financial stability scores.

Non-occupant cosigners don't do you any favors in terms of FHA down payment requirement on a 2-4 unit.Apply together, ask your lender to work it up individually for each of you, and jointly as occupying coborrowers.

Everyone I have talked to who rents out individual rooms loves it. 

As for S-Corp or LLC just remember that you a group of investors and you need to protect the individuals and I personally believe that an LLC with good insurance on everything separately is your best idea.

Your numbers are above that; so, your audience will be the typical high net worth individual who invests in passive real estate. 

Do you know of any good resources that you prefer that may give more detail about lease option assignments? 

LOTS of people get down payment gifts from family, and LOTS of lenders & borrowers prefer that gift funds go directly to escrow to keep the paperwork a little lighter (one less round of "source this deposit" and bank statements and transaction histories).

As far as some general criteria/thoughts:- My workplace is in the Cobb/Vinings area and I would ideally like to be a < 30 min drive to work (though I don't mind if its up to 1 hour away since that is my current commute)- I'm interested in using a FHA loan to put ~5% of a down payment (3.5% down pmt + 1.75% upfront mortgage insurance premium)- My target all-in purchase price range is between 200k - 400k - I would prefer to live in a 'A' or 'B' class property that I could rent another unit to a young or established professional/college or grad student- Just from discussion with my friends, a lot of them seem to dig living in areas like Midtown, Buckhead, Virginia Highlands, Brookhaven, Lindbergh.. how feasible would it be for me to househack in any of those areas and expect to generate a decent return in the future once I move out and rent out my unit?