delay and collect 

Does anyone have any ideas on how to minimize that tax liability and still continue with my original intent, or is my only option a 1031 (I'm aware of DST but don't see that as a great option).  

I've spent the last year or so (on and off) looking for my first investment property to house hack but have had minimal luck.

What really bothers me is these so-called gurus are all using the same model... entice you with glitz and glamour of how you can become a "Real Estate Genius" by using there systems only to find out after you have paid thousands of dollars to them most of the info they teach can be found for free or at least minimal costs.  

Occasionally you will get no occupation which if they fill in an agency or other info is fine but you have to have minimal data.

You can purchase the first one with a private loan from your dad or cash to minimize risk, and leverage a second or third property with a bank loan and the rest of your cash.

Expect buyers to experience delays as new flippers scramble to navigate these requirements and pin down reputable contractors willing to handle the work within reasonable timelines and budgets.3.

My definition of market rent is the price where I can READILY (without delay) find and KEEP a GOOD QUALIFIED tenant.

Only issue is you have minimal insight on monthly performance unless you download the bank statement and then build custom charts in excel or google sheets. 

As for the interest rate, it does help being 0% minimizing the cost but even if there was an interest rate, as long as you have enough room on the cards to float, it's not your money you are spending.