You can buy another primary once you vacate your current primary and converting into a rental property.

We purchased our first rental in Aug 2023.

You buy a primary home then transition it into a rental home either right away or as little as 12 months.You have DPA programs that cover the entire US and state specific DPA's (down payment assistance).

He now has dementia and we sold his business and he and my mom are living off of the rental income.

One immediate result, I've let go of some of our rental arbitrage properties that aren't worth it.

Will you be flipping it or keeping it as a rental?

I didn't see you account for soft expenses for the rental.

Is there any DSCR lenders that will help rookie like me to fund a duplex as rental property without a down payment? 

However, I am seeing posts here that many people utilize their short-term rentals for RE status by using Schedule E.

to give some feedback, you will need to estimate the cost to repair the house; if you don't know how to do that, we just need some  information of what the house needs and the sqft of the propertyIf the house is, as an example, 2500 sqft, and It looks like you are stuck in time back in the 1980s, but the AC is working,  the roof is ok, and there are no foundation, plumbing, or electrical issues; I can assume maybe a $20 per sqft, so the rehab is about $50K to 60KIf the ARV is 290K minus 10% closing/holding costs, - minus 20% profit - $50K rehab, ideally, in this example, I need to buy the house for about $150K to flip it, but as a landlord, I may be able to pay a bit more, as long as rehab is not too much, and rental is about $3,000 to $3,500 a month