Your primary challenge is doing the rehab with no out-of-pocket costs.  

Can anyone share info on classifying the property as an investment vs a primary home.

I currently own a SFR investment property and a Condo as my Primary Residence, with plans to add another investment property to my portfolio this year.  

I am currently beyond the sweet spot and extra payment on my primary residence is now returning less and less in terms of years left on the mortgage.

Get conventional 5% down as "primary residence" (  you don't have to move in ) for the first one or use fha if you haven't.

. - you have 5% or less down so hopefully you're qualifying for a 1 unit or single family residence (SFR)/ condo because conventional in "general," cannot lend to 2-4 unit properties as a primary residence with that low of a down payment.

The points and interest is high (12% and 4-5 pts) but I actually think is safer then a bank that wants to collateralize all your assets including your primary home and can call your loan at any time for no fault on your part.If you use a lender, talk to Columbia, Coastal or Whidbey.

My kids are a bit younger 4 and 2 but they're my primary motivation.

Asian cash buyers have inflated the RE in primary markets.

That old house is my only paid in full house (my first primary residence).