If that is the case, creating a company to have the rental properties under the company will have the same effect - your loss from the rental properties will be reported on K-1 (instead of Schedule E), which will be subject to same limitations. 

I would then be looking to have that qualify my single family primary residence as an investment property in order to use the power of the 1031 exchange to get into an owner occupied multi. 

Fannie/Freddie loans will be limited to 75% LTV on a cash out loan no matter what. 

With higher purchase prices and lower rents, we have to look at purchasing power and see what people can afford. 

GC’s without a lot of buying power are often being put on the back burner by subcontractors for the larger GC’s in town.

I am in the same boat as you with limited personal funds and credit which has been a source of discouragement while I try to save. 

@Stephen KunenProviding substantial services to your hosts provide suggestions that you should report it as schedule C as opposed to schedule E.Substantial services include but not limited toConcierge, meals, housekeeping, cleaning, entertainment etc.A pro of reporting it on schedule C is that losses are deductible and not subject to passive activity rulesA con is that income will also be subject to self-employment taxes in addition to income taxes.

Spreading your limited resources on multiple marketing channels won't get you more deals, it'll actually hurt you.You should examine what your strengths and weaknesses are, and understand what it would cost you to deploy one of those channels in an efficient manner to make your own decision. 

I would not advise a client to accept a deal otherwise, as there would be limited security.Seeing as you need these funds up front to act as a DP for the bank, it wouldn't be  very appealing deal to the hard money lender. 

I mostly think it is because they may not get the power of real estate and what it can do for long term even multi-generational wealth.