Your credit score, DTI, and proof of liquidity for the down payment are the primary qualifiers for residential financing and lenders will calculate them using the credit reports they pull, the application you complete, and the tax returns and  bank statements that you provide them. 

Any duplex property after that will require at least 20% down payment even if it is a primary residence.

I am a 32 year old male, great W2 job(130k annually, firefighter/paramedic), I have perfect credit, own my primary residence and have plenty of money in the bank.

Debt is from a mortgage on our primary residence and student loans.I'm now in a situation to either reduce debt or increase my regular income (via paying cash for rentals/purchasing notes/something like that) to a point where my dti would be more attractive to lenders.

Hi Ken,I obtained a HELOC against my primary residence here in the DC area several months back.

I purchased my primary residence for $100k, put 20% down, and it appraised for $142k upon purchase. 

Most people buying a home for their primary residence view homes in the evenings and the weekends.

You cannot use them to sell your primary residenceThere are ways to 'convert' your primary residence to an investment rental, and THEN do a 1031, but it takes time.

Biggest problem for Part Time Agents - Clients that want / need to look while you are tied up on your primary job. 

I purchased my first primary residence right out of college.