"  - I know of no tax advantage simply by employing a strategy to limit liability. 

However, elsewhere on the internet, I had read that you could not rent your property completely, even if you lived more than 12 months.

I don't want to do, I simply don't have 25% what would you guys recommend?

You and your wife should both already have substantial incomes, yet your net worth is completely upside down because you're not in control of your spending.You and your wife are not willing to house hack.  

this is where a good RE investor negotiator can really make a deal happen.first off in the normal course of business  the lien would simply be paid from the sellers proceeds and should no affect you. 

Now I am working on a house that is a complete rehab.

Many of them as low as $500-1000, since in most cases "they can't take it with them.")4) Do lease options instead of simply leases.  

It's a go big or go home scenario here, whilst the others, simply small entry, small slip type of thing.

Unless you need every penny simply turn all or some over to a management company.

@Benjamin Molina Sacramento is getting pretty hot right now especially with the arena nearing completion, and the close vicinity to the Bay.