@Zehua Zhou,It appears you are setting up the bank account incorrectly, which will come back and bite you... send me a PM so we can connect and I'll guide you. 

If you could find a duplex property (or a single family house that could be turned into a duplex--check any HOA restrictions first), or a "fixer upper" to live in, that could be a better use of the equity you have in the rental house.If you run the numbers and decide it makes sense to sell the rental house (check with your accountant, figure out closing costs to selling and buying) then you'll possibly have more money to put towards a primary residence.You may want to check the neighborhoods that fall in the school district you want to stay in and look in "under appreciated" areas...maybe not the A class neighborhoods, but ones that have potential of becoming "improved".While I understand your desire to stay in a particular school district, it's not the end of the world to consider other districts if they will allow you to build real estate/family wealth that will put your entire family tree in a better position."

You would go into this deal thinking they will hand you $160k, and then after two weeks, when the appraisal comes back, you have to bring $20k to the table to close. 

You won't find anything worth while in this area that's listed you'll need to connect with wholesalers to find off market deals or do marketing to find them yourself.

Closing docs4.)

We found out the sellers were highly motivated due to personal problems so we were able to negotiate some of the closing and we able to get into this house with little down.

So if you are ligit a lender for that product, especially for the sub 100K properties, which post private lenders don't even want to bother with - I would love to connect.

IMO, Section 8 is a solid option here as they have closed the waiting list for a voucher, but you have to have a PM that knows how to navigate it.

Hey Cameron,I am an experienced LO and would love to connect!

Is your all-in budget $130K, meaning purchase/rehab/holding/closing costs all must fall within that number?