to answer your question - yes the 3,000 is on my tax return, but only for one year.thanks for the Co-borrower game plan - didn't think of that one, although the only person I can think of doesn't make enough money to qualify for a roll of toilet paper Hopefully there are other loans besides conventional that I can explore 

@Robert Leonard of course purchase residential as a 4 unit, you can still add the 5th unit and keep residential, it would be an “illegal” 5 units but buyer can still get a residential loan, only that can’t use the 5th rental for income qualifying purposes.

So you have "qualified=yes" FTHBs that can't buy a home because no one wants to invest the time...

I am trying to plan my next purchase, but what is most holding me back, is that i am on commission, and cannot qualify for much as my 2 year mark (when commission is lend-able on) is not until OCT. 2019.

Will I need to qualify for the loan in order to be a part of the trust and have the house under the trust?

So if it were me I would gracefully accept his notice and allow him out of the lease with 30 days notice 

You open yourself to more options if you do so.There are many qualified accountants/CPA's on this messageboard.

If you can qualify for an owner-occupied loan, I'd buy a duplex to fourplex near your schooling.

If you really want to get on the front end, you would talk to the lenders and banks and get in their good graces. 

What a beautiful gift of grace you are giving your daughters!