Same guideline applies for an elderly parent that doesn't have income to qualify. 

@Wesley W.It’s a gamble to accept a tenant who can’t confirm there income because of tips that are unreported on their taxes.  

If you have a lot of money and can deposit it in your local bank or credit union, they may be able to help you with a loan they'll keep in house.If you're trying to go Fannie/Freddie and keep running into normal guidelines, you're going to run into them anywhere (debt to income ratio, loan to value, seller contribution etc...). 

It's rare for people to go from a single family property to an apartment and occupancy fraud is the fastest growing (with wire fraud right on its heels) type of fraud in the real estate industry.Here's why; FHA is very specific in its guidelines that it's not to be used as a vehicle for obtaining investment properties. 

Are there guidelines for breaking properties up into A/B/C classifications?

I read on the FHA guidelines that an AD military member can buy a home now with using FHA but don’t have to occupy it until discharged from the service.Are there any lenders or mortgages brokers familiar with this?

I had forgotten about the guideline to pay no more for a note than what you could resell the home for (quickly) in the event of default. 

Read fair housing guidelines on federal, state and city websites.

For portfolio loans, the lender creates their own guidelines.

Jared, you're not going to cut corners and get around any guidelines.