Listing the home as an investment property allows you to consider rental income as part of your DTI (debt to income) while traditional lenders don't accept house hacking (but small lenders and community banks often will). 

(The definition for first-time homebuyer is the same for Roth vs Traditional but is only defined in the Traditional section) https://www.irs.gov/pub/irs-pdf/p590b.pdfNote: I am under 59 and a half

All our other properties were traditional sales. 

@Victoria Dransoff we have done this twice, once with a traditional non-recourse lender (on @Dmitriy Fomichenko's list, NASB) and once with a Private Lender.

I am going to be doing a debt consolidation loan to my brother-in-law using my Traditional and Roth Solo 401k (because I don't have enough in any single account). 

If you are not as qualified having owner financed loans will increase your debt to income ratio, which may make it harder to borrow from traditional lenders in the future.

This provided me with the cash to flip several more houses in the next few years, and happily kept me out of a traditional nine-to-five job for the remainder of my 20s.

(note, my "repair est" I'm not concerned with it be slightly off I've budgeted for 10k surprise, and the "ARV" is based on my own comps, not my realtors yet)Purchase: 54kClosing: 2.5kRepairs: 12kProj Cost: 68.5kARV: 90k2 months to rehab, 6 to refiPurchased w/ traditional 30yrDown Payment: $10,800.00Loan Amount: $43,200.00Loan Points/Fees: $0.00Amortized Over: 30 yearsLoan Interest Rate: 6.13%Monthly P&I: $262.49Total Cash Needed At Purchase: $25,300.00Refinance: W/ Traditional 30yrLoan Amount: $67,500.00Loan Fees: $1,000.00Amortized Over: 30 yearsLoan Interest Rate: 6.13%Monthly P&I: $410.14Total Cash Invested: $1,744.84Expenses:Vacancy $91.00 (7%)Repairs $65.00 (5%)CapEx $65.00 (5%)Water & Sewer $30.00 (2%)Garbage $14.00 (1%)Insurance $215.00 (17%)Management $130.00 (10%)P&I $410.14 (32%)Property Taxes $58.33 (4%)Total $1,078.47 (83%)Monthly Income:                    Monthly Expenses:               Monthly Cash Flow:                    Pro Forma Cap Rate:$1,300.00                                     $931 / $1,078                          $369 / $222                                       8.42%NOI                                          Total Cash Needed                   Cash on Cash ROI                        Purchase Cap Rate$7,580.00                                      $25,300.00                            17.5% / 152.4%                                   14.04%So am I missing something here?

Worst case at least I know there ARE options and I'm not completely stuck in the mud.

The house is in a flood plain, so I can see a benefit to using concrete over a traditional wood supported floor when moisture/rot is an issue.