Sounds like an opportunity if other PMs are not good there.One additional point on delegating and vetting your team members.

These are professionals with additional training and a stricter code of ethics.

I don't care if peddlers peddle appreciation/tax benefits/blah blah.If inflation is at 8% yoy, then appreciation of 3-4% in real estate yoy on average reduces your wealth.Thank you for this post.

@Joe Pirapakaran I think it really depends on how the additional cash out affects your DSCR ratio and your cashflow.

It's a great opportunity for my family to have some additional income down the road.But man, it is tough telling a young family with 3 kids that aren't going to be allowed to rent the house due to prior collections owed to landlords and vehicle companies. 

Although Utah is much cheaper than the Bay Area, it isn't the bargain it used to be, so we are looking for creative ways to optimize our rate and reduce our down payment.

Super low out of pocket, the best interest rate you can get, lowest closing costs, highest seller contributions, etc, etc.Keep in mind that house hacking REDUCES my cost of home ownership.

I hadn't considered that they may be rolling in those additional items into the percentage. 

You having no skin in the game would make them additionally wary.

If you don't have the "dough" you don't have the "go".Based on what you are saying you will need 20% down payment for a rental + closing costs + operating reserves (in cash).Most people will not have this--some will do what they need to do to get it--some will not, some can not.A good first step might be to save up as much as you can for a year in a special savings account--by living frugally for 12 months.Then explore down payment assistance programs in your area for first time home buyers of a primary residence--if you qualify (and the home is in a good area for your 'Family" vs Gunshot Alley, then buy a home for yourself and your family.Getting on the track of being a homeowner will give you some additional strength, after a few years of ownership, re-asses your situation.Or work 2 jobs and save the 20% down, closing costs and operating capital you will need, but if you do that and your wife divorces you for it, then you will be in a worse situation than you are now.In the mean time, [1] read Rich Dad Poor Dad, and [2] have fun with your family doing things together (while you have the time), rent a boat for an afternoon, go on a pic-nick, hike in the woods, etc...