If I am understanding RTLO correctly and your response - as long as the security deposit is sitting in a separate subaccount (eg separate checking or savings account) in a personal bank account, it's not considered to be intermingled with personal finances.

Jon,  This loan program was great while it lasted.  

Investment Info:

Single-family residence buy & hold investment.

Was purchased as our primary residence, then we moved and have been renting it out.

It could be any side-hustle you want just as long as you like it and your able to save some extra $$$.2.

Many years prior to her passing she moved out of the home to live with another family and the home sat vacant for a very long time without anyone checking on it.

As long as you Have the income to pay for both houses and you have to live in it for one year.

The part that I am having trouble with is long term equity. 

You either need to become an expert and do SEO yourself or hire an agency that has a complete plan and roadmap for getting you to a place where organic motivated leads are flowing to your site at a rate where you are taking down profitable deals each monthMike Plactere of We Buy Long Island Homes Fast is a perfect case study of someone who used this approach and is dominating his market.  

As long as this 4plex would be in a high-cost area then conventional would still be a possibility for you. 

I'm considering short- or long-term rental but current demand is low due to the offseason.