Some HML/PML will do business purpose (mostly refi) on owner occ but this doesn’t sound like a match and complicates things.I agree, your best bet is an owner occupied/construction loan if you can make that work.

Deals are hard to come by these days so highly focused bets are easier to monetize. 

So much so that I'll bet if you ran a scenario and compared cost of incurring full tax on your sale vs savings from pay off of debt that you're almost a wash.The only counter point would be that our government has such a rich history of rewarding bad behavior when done by large groups of voting constituents that it would be a crying shame for you to be responsible and pay off your debt only to have the govt institute a large scale forgiveness policy.   

If that’s limited then your safest bet now is to buy a duplex or triplex that is in disrepair that you can put sweat equity into.I can’t speak for your skill set or risk tolerance but if you’re just starting out with investing and have limited flip experienced you’re safer bet is to go multi family.

I bet it’s under 4.5 percent assuming 30 year fixed and good credit.

This group is (on average) grossly underfunded for long term care needs so I'm betting these homes will have a lot of deferred maintenance as the owner's retirement dollars are siphoned off to medical and paramedical services. 

That's your best bet.

@Andrew Rinne my bet is that the City does have code for yard maintenance.

I will bet you will be back on here in the near future with major tenant management issues.

However, I came from a place where I had very little to lose...it was go big or go home time... bet it all every time.