No help beyond that, we’re on the hook for everything.I should mention this was quite a few years ago and Airbnb has since forced VRBO to step up their host support game via Airbnb’s host guarantees and whatnot.

I've used a HELOC for years to support cash purchases (in addition to loans against my 401k).

You will require another job to insure you continue to qualify for future financing and support your lifestyle.

Would that violate the more than 3 owner financing rule without a mortgage lenders license even though it is only one note?

You might want to look into Department of Labor rules about the payment of wages.

is there some rule against a family member building one new construction then buying it from them??

There isn't enough inventory or cash flow to support one.

I understand it may be personal risk tolerance preferences, but if there is a general consensus or rule of thumb that would help.

My wife is fully supportive of my desire to dive into real estate, so I definitely count that as a blessing.  

Quality of service and fees vary pretty greatly - from pure document mills/marketing firms to quality advisory support that is really necessary with such plans.