I know fannie mae offers a 5% down one time close loan for a single family home construction, but now with the new rules, does it allow 2-4 units for this 5% down payment? 

I've dabbled in traditional real estate since 2009 and investor RE loan products as well as conduct due diligence for private lenders leveraging their cash.

I've been flipping and keeping mostly single family units for 28 years with my wife. 

This has the potential to be passed later this year.For additional questions, checkout this article on Cost Segregation FAQs.Have you had a cost segregation study performed on your single family home?

Next year my parents plan to sell two of their rental condos and exchange for a single family home that they will rent out to me.

Hopefully the finished product is pleasant to the eyes on first look.

Thanks for the response and please feel free to correct me if my assumptions are wrong and these can be competitive term-wise To use those products have to be able to go full doc .

I closed on a single family with an open case.

Single Family, Multi Family/house hack?

House hacks aren’t limited to duplexes, single families can be rented by the room.