You will probably need to do that for 6-12 months before getting a multi family property (though there are always creative alternatives).

I am pretty motivated to work hard and I am naturally creative but perhaps I have to work on my business-ideas creativity. 

@Jackie BothamWe always recommend investors go the conventional route before going with an alternative or portfolio lender (that's what we are).  

Fortunately, we live in an area that provides plenty of natural rain water.

So far I have only used the free 20 stop version.A strong, and cheaper, alternative looks to be Road Warrior ( https://www.roadwarriorllc.com/ ).

State Farm will not do an umbrella policy because My father and I will both be on the loan/title (thinking of alternative ways to do this, advice would be great.) and they think it is too much exposure. 

The other thing I am wondering about is alternative financing.  

Competition and cut throat nature?

Others will have a better handle on alternative neighborhoods. 

With Memphis Invest, I am relying on their expertise to reduce that risk, and accept the lower RTV based on what I've heard from other folks' experience with them.Thanks for that alternate method of pulling up name... for some reason, I can't pull in your name with a direct @ reference.