What Christine was able to do was to work with the investor on the buy side to not only identify properties for purchase, but review properties that were presented by wholesalers in order to ensure that the investor’s minimum return was likely.

That being said, you will want an agent who is familiar working with investors and presenting cash offers if you go that route.

The downside is it's been tough to find a lender that will recognize Airbnb earnings towards dti and now that I don't have W2 earnings it presents an additional challenge to pull money out.

@Laurie Cundiff For investing in a traditional solo 401(k) you are deferring income taxes to a future year (either at a higher or lower tax bracket) and you are avoiding income taxes and depreciation recapture upon the sale. 

If the opportunity should present itself that a SFH pops up that I could house hack to reduce or eliminate my living expenses and save for another property, I've been considering doing that.

Obviously there’s a lot more to it than that, and possible exemptions (and/or ways to defer it if you’re not exempt).

I've done deferred exchanges, but they are not tax free, just tax deferred...)

My broker presented me with an alternative approach of seller-financing which has a very similar outcome - same down payment/option fee, same monthly, no deed.

For me personally I would pass just as you did whether I was planning to owner occupy or not, i tend to avoid high crime areas for a multitude of reasons, primarily they present occupancy challenges.I will say that prior to submitting an offer i would research the area you are shopping in and have that information going in. 

If they approve, then when their leases are up, you can present them with a new lease, with the new rent.