Any lender wants to see a good credit score, which you're working on, and a good Debt-to-Income (DTI) ratio.

As far as showing your home as a business debt rather than a personal debt, that one may be a matter of bookkeeping.

@Scott D BurrowsMy biggest delimma is my debt to income ratio...

My principle in this scenario would be $6K.Cumulative cash flow - Total cash flow for this time period (Total Income minus total expenses, including PITI)Debt paydown - Initial debt balance at purchase minus current debt balanceMarket appreciation - an increase in appraised value without extensive rehab. 

-Find a market/people you want to invest with OOS.OOS would provide cash flow, debt reduction/equity build up, depreciation, etc on multiple properties and all of which would support you buying more properties. 

., initially unequal co-ownership but where you could buy back X% over time until you get to 50-50, or something else entirely).Seller financing, as @Dennis M. said, is another great creative strategy, it's a variation on the partner theme, except the "partner" is debt partnering with the former owner.

And any other consumer debt.2.

@Carrie ReymentI assume you are going after agency debt and the problem is not only if the bank will allow it but the terms they will allow.

Working at my current 1099 less than two years eliminates my ability to get a loan from a bank.

He has agreed to do the day-to-day management of the property (long term, as I accumulate more assets, I would consider hiring a property management firm).Looking to get some advice/call out any pitfalls in my assumptions:Focus on low cost, 55+ communities in Boca Raton/Delray Beach Area (Century Village, Kings Point etc.)Setup an LLC with my dad and myself listed (otherwise, my options to purchase in 55+ communities would be limited)Properties must have a net operating income of $1,000/month or more, expected rent $1,600-$2,000HOA: $450-$550, Insurance: $50-100, Taxes: $50, Maintenance: TBDInitially pay for all assets in cash, no debt. ($40k-$100k purchase price)For the first investment only look for minor cosmetic upgrades.