A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

Now in the last 48 hours I find myself in a total and literal quagmire. 

So my question is: should I wait until my lease is over and then buy a multi family that I can house hack or should I buy a smaller investment property in another town now and then get a heloc when my lease is over for a house I can live in?

Keep at and good things are coming your way! 

If we are talking rental properties, then I completely agree with B, C, and D that he mentions.

Then I fix them up, rent them out and refinance.

Quote from @Elliot Rosen: Use a licensed and bonded foundation company and keep the invoices, and disclose it to the buyer.

Stanley - I would suggest that you go have 3-5 conversations with lenders and understand how much they are willing to lend to you given your financial situation.

Now on your note, some people may just go through and do the house hacking and see if somebody comes to enforce it or not.

Find another place to rent and continue saving