@Corey ShieldsIt sounds like you have a very level head about you and you've done your research.  

low inventory levels <3 months supply and rental income has not keep up with the housing appreciation pricing. 

Moral of the story, Fannie Mae and Freddie Mac along with HUD loans are not sold down to street level investors.  

I do not plan on moving out of my current home.Also, if you make more than 80% of the median income level of the property you are looking at, then you DO NOT qualify for this type of financing?

If you have a 1980's split level that just needs a $20k "refresh" but is otherwise totally inhabitable, a bank can lend on that assuming it will be a primary residence or you have enough money down to qualify for an investment loan (30% typically). 

I don't know of any legal requirement to keep rents at the same level for everyone, unless you are dealing with Section 8.

If it makes sense at an overall business level they might be able to connect you with a potential partner or other people who can help you move the project along.

"To demonstrate the likelihood that a consistent level of income will continue to be received for borrowers with less predictable sources of income, the lender must obtain information about prior earnings.

I've been using Aaron Mottaghi for a few years now, but recently, he raised his prices by 25% (which brings his fees to 9%), and the service level has gone way down. 

I have been specifically toying with the concept of implementing a branding strategy for property rentals that would allow people to identify and connect with my properties on a different level than just finding them on a housing search site.