One of the best investments I ever made early in my life was an owner occupied FHA financed quad.

Get a 30 year fixed owner occupied loan. 

A owner occupied at 5-6 cap seems like a good deal for you and will be semi passive. 

I found a four-plex that I like and thinking of putting in an offer but it is fully occupied currently.

If the $300k house is turn-key you would need $33k cash at closing on a conventional owner-occupier loan. 

I owner-occupy a 4-plex that I bought about 6 months ago, and I'd like to utilize some that equity, but I'm having difficulty finding any loan programs for my situation (I'm aware that this would be a unicorn product). 

I have some great strategies for selling vacant homes or tenant-occupied homes.

Hello again, I'm finally closing on my first deal, a duplex 1 bed 1 bath each unit.Both units occupied and they pay $450 each.I bought it for 93k and it needs 15-20k rehab.I can leave it as is and cash flow $400 a month or i can fix it up a little and make $600 on each unit.My problem is that i never had to deal with tenants before and i don't feel good if I'll have to evict them.

@Gary Ryan Herndon Your HML is not Allowed to lend on an owner occupied property…this is what he’s trying to prevent from happening.

Most direct answer, if you live in Tennessee and are buying a SFH, and are willing to personally come to California on vacation once a year (such as when the short term rental isn't occupied by others on vacation who are paying you for the privilege), 2nd homes can be acquired at 90% LTV.Checklist here: https://selling-guide.fanniema...But, for a traditional long term rental, if that is your intent in your heart of hearts when you sit across from the notary who will take your fingerprints, no there are not.