I invest in the low end. millennials don't care about slowly building the networth required to qualify for that type of house.

I was able to repair my credit enough to qualify for a new VA home loan.

Investment funds, Time, Connections, Skills (e.g.

Kellogg would probably qualify but you converted it to rental much well before you left so that's a very gray call.Better to 1031 right now. 

@Jimmy Seaborg do you think you can qualify low cost?

You definitely want to find one that will because that will be huge in helping you qualify. 

This method may require you to move into another rental yourself as many lenders need you to have a tenant renting your home for at least a year before they will count that income to offset your mortgage payment so you can qualify for a new mortgage. 

I had a difficult time myself in the past qualifying for a mortgage to purchase my primary home because of self employment.Dodd Frank is what switched many independent investors from doing traditional in-house seller financing, to doing lease options or other similar RTOs to try to get around some of the regulations.

You could certainly use your skills to subsidize your income while you break into the game.

You'll need a building with 5 or more units to qualify for commercial financing.