By putting more restrictions on landlords, I feel it may only increase rents down the road and if it scares a few landlords off so be it.

I was told by 3 different banks (Wells Fargo/Guaranteedrate/Commerce home mortgage) that with a duplex you can do FHA 3.5% down, but you need to add mortgage insurance to that and a few other restrictions.

Also, with it rented, we shouldn't be restricted from getting a new loan by the bank still considering our current address as a primary residence.But, great call on the tax implications, due on sale and considerations to sell and re-invest.In order to sell, we'd really want to make sure we have enough equity to at least sell and not owe.Thanks,Emilio 

I don't believe CC&Rs can legally restrict the number of rental properties in a given community but they can dictate the minimum duration of the lease. 

So now you're 20% return is more like 15%. not counting the increased restrictions by many municipalities, Market saturation by everyone jumping into the short term rental pool,  angst about reviews, unhappy neighbors, etc etc. what if there was a better way?

Or even restrict it to affordable housing limits I don't care. 

@John BallardHey John,I currently am house hacking on a FHA loan in Seminole Heights in Tampa.

I'm just looking to buy real estate for rental or flip purposes.Dodd-Frank creates certain restrictions on the ability to sell real estate using seller financing (which don't apply because in this scenario because non-consumer purchases are exempt), but how does it impact someone's ability to market themselves as a real estate buyer who makes their purchases using custom tailored seller financed offers?

Delayed financing is when you pay cash for the property and cash out refinance prior to 6 months - There are some restrictions with this route - you can only cash out a max of your initial investment.

Have you checked rules and/or restrictions on kayaking to/from wherever you'll be stationed?