I'm based in California but looking at nearby states for rental opportunities.

Texas is a great state to hang up your license and with property values increasing and rates on the edge of a breaking point. 

Hi Brick,I work with a massive list of developers and investors in NJ, and specifically Jersey City.

I was wondering whether I can show an executed lease between me and my LLC to make 75% of the rental income stated in the lease count toward qualifying for the new primary residence mortgage which allows me to put down only 5%.

I am very sorry to hear about this.FREC does have funds for owners that been harmed by licensed real estate agents in the state of Florida.  

So, after few years investing out of state I decided it's time for a house hack.

@Devon MooreEvery Jurisdiction/city is different.First of, verify the size of your septic tank if its really 2500 gallons.

Getting started I wouldn't avoid single family homes, there are more of them, they cost less comparatively, and as Greg stated they are just less complex.

I am an attorney licensed in three states (inactive now in two), but haven't practiced in more than ten years.

If so, look at the lender thread in Brew City REI Club--most lend at 50k min.