Congrats on taking the first step, usually people get hung up on only one strategy, and the best way to start your real estate investing journey is house hacking with lower down payments and interest rate since it is a new primary residence, especially since you can probably rent out your primary and cash flow when you move out.I'm a local investor and realtor here in Denver metro, and I've found success with house hacking here in Denver for myself (rent by room, Airbnb, Section 8, LTRs, etc) along with my clients too.

Some clients only want the value add stuff with a higher return and some want move in ready with a lower return but the ability to preserve their capital for a down payment on the next one. 

Can I refi a bond for deed or will I have to start over and put another large down payment down?

Bottom line is there is no single standard method of determining square footage, so you’ll find that whenever several different people measure, you’ll get different measurements.

If househacking is possible I would rather buy my primary house using a low down payment for first-home buyers than invest in other properties in Sacramento, Modesto, Fresno, etc.

I recommend working with an investor-friendly agent who focuses on cold-outreach methods like cold-calling, cold-texting, etc to bring you off-market deals.

Hello, I am looking for input from those who have used online rental payment applications for their tenants to pay their rent. 

Given that I have cash for a down payment and could get a loan for a "cheaper" house is it really the ability to come up with the money that holds people back?

Welcome, Lance Get a great Mentor A great Contractor and Realtor Work on your down payment and Credit

*I do not wish to trick my employer or any financial institution, I simply want to take advantage of the 5% multifamily down-payment and flexibility of my corporate job.