Howdy @Mike LeisingHave you established investment goals and criteria yet? 

My opinion is that one should learn from those easily accessible and free information sources to establish a solid foundation.

MICs now play an increasingly important role in catering to underserved niches because the new regulatory environment has created many gaps for borrowers.Not only has the MIC sector grown in size in the last five years, but it has also evolved from being a minor player in the market to becoming far more established and professionally run with significant investment in infrastructure and technology, and improved regulatory compliance.

I will only risk my own capital at this stage, however money is not an issue as i've been fortunate to establish a deep network of capital. 

Your CPA with establish a service date and basis once you move out and from that point forward you'd depreciate it and deduct expenses like any other rental. 

@Jackson SandlandI like to know for a couple reasons- I would typically charge an investor a little less as to make them a long term client and establish a relationship, if it’s a primary residence- do I have to deal with a pet, do I have to make sure I clean up every day, can I work longer hours/weekends if need be etc And the quality of materials and final product are usually a better quality when it’s your primary rather than a rental that could get destroyed in a month..

1031 is another gamble.

Totally useless, unless its some special guarantee underwritten by your own established company.

And because of my "room to room" renting strategies, I end up coming out more ahead while I establish a bigger portfolio.And also to address your second point, let's say I did buy a rehab and I can force the equity immediately, how am I able to refinance out of it because the new traditional loan that I refinance with would go past my available DTI.

The dream was firmly established in my mind as I looked into the mirror, but that’s all it was—a dream.