(Do a credit check and qualify them just as you would a tenant).  

We also have something what the equivalent to realtors here in manhattan call a REBNY lease (Real Estate Board of New York).

I don't technically qualify for FHA or conventional loans, so I'm hoping to explore potential other options for financing, perhaps portfolio lenders at smaller banks, perhaps a partner that would like to team up on a property? 

These loans could be easier to qualify for but the terms are different than a conventional loan.

@Chris Paez I'm not sure if an accessory unit would qualify for a 2-unit property. 

I think house hacking absolutely is the way to get started in the investment game, I don’t know that you will be able to live rent free, but you should be able to live much cheaper that you otherwise could.As far as in State tuition, I believe, you will need to own a home for a year before you can qualify.

@Wagner AlcivarIf I were you, I'd pick up the phone and try calling other homeowner insurance providers.Allstate, Progressive, State farm, Amica Mutual, etcThere are plenty of them and they each have different underwriting procedures.With some, you'll qualify.

This would normally be taxable but because you qualify for 121 your accountant puts that exemption against the boot.2.

I would contact a local attorney for this info and not go by what people from different states are saying on a message board.

My debt to income is too high to qualify with Fannie or Freddie.