- Ability to take money out of IRA with no charges/ or loan against 401k (something along these lines)Finally please share your experience if you have purchased a rental before a live-in property?

Conventional lenders such as agencies and banks are a great option for stabilized properties. 

@Jennifer Guertin talk with a smart mortgage professional and find out if you can use the 5% down conventional if you sell both of your current properties.

Also if possible, use an FHA (3.5%) or conventional (5%) loan where possible, so you reduce the amount of your own money in the home and have more cash reserves.

The good news most services will change the size back without charge if you ask ahead of time.

It is an entire process, and the collection attorney will typically charge up to 28% of the amount collected per month, in addition to a set fee to start the file.

I do think we can convert the top to a 3-1 for relatively low cost and charge more for it. 

There are other ways to buy houses as well besides a conventional loan. 

All cash, conventional loan, hard money? 

. - Guilty as charged.