However, they are not in the commercial list sales business and may have policy conflicts that require formal FOIA requests and pay the associated costs.If you are just starting, I suggest that you start with foreclosure lists.

This also doesn't include my future-wife's income or financial assistance family members have suggested they'll offer.

 Thanks Josh for your input I do make enough money but I just went through a short sale so this is a way I'm trying to purchase one and then I was going to refinance like  William suggested

However, there is a way to convert a rental into your primary after the completion of a 1031 and the establishment of the replacement property as a investment asset as you suggest in your last option. 

Just like what was suggested, listen to the podcasts.  

Let me suggest Denise Evans site who is also on BP.   

Do you have a better suggestion for doing this deal smarter?

Any and all suggestions will be greatly appreciated!

Any suggestions?

Matt, All good suggestions put out there by the guys above.