Result: strong rehab projects at reasonable leverage can fetch a bridge loan with the high single digit rate, interest-only payments, and a couple points up front.

I regret every single rental property I have ever sold!

Initially my wife and I plan on BRRRR'ing single-family homes and eventually scaling up to multi-family.  

I'm a single father, teacher and basketball coach.

His lawyers tried to blame me for the poor quality work but I presented them with a signed contract cancellation which let me off the hook and not liable or responsible to provide the seller with one single bit more than what he had already been provided before he cancelled his contract with me, and on top of it I also presented my unpaid bills.

For instance if you live in a triplex you own.Could you live in one unit for 2 years, then another unit for 2 years then sell it so you can take the 250k exemption (i'm divorced and single) off of 2 units you lived in? 

Then I move in for 2 years as an owner occupant.Then would I have a 250k exclusion from cap gains (I'm divorced single) 

So are you renting currently, since you said you couldn’t afford a house hack or did you buy a single family?

I would buy close to the ferry, and only pick a building that is cash flowing at least enough to cover expenses.Oh, and I might have found a 'deal" in San Francisco, but it's a single-family home which would require me to Airbnb out two rooms continually to help with mortgage.

This is specific to single family homes, so you could definitely lower these amounts, especially CapEx, for a condo where most of the major expenses will be covered by your HOA.