I moved into the single family home, and have the apartment out back rented and my old apartment at the 4 unit rented out, and those two extra income properties cash flows quite well while upgrading my living conditions from a 1 bedroom apt to a single family house.If you're trying to refi out of your FHA to use again, you would need to have at least 20% equity in that property to refi out of the FHA.I love your strategy and as long as you live in the FHA property for a year there is nothing illegal about it.

This debt investing with guaranteed % returns upon the financing or equity sharing? 

I just won't have as much equity. 

Other groups to look into are Dorfman Property management, IPM Real estate, Barron Property services and Equity Management solutions.  

Next is better rates as owners get more favorable rates that save you money over the life of the loan.

Well.. that has value.I try to give a lot of value so for that reason I'm not really interested in potential JV partners that are looking to skew the terms in their favor to an unreasonable point.Just my 2 cents

Another great benefit, an equity partner is a limited partner with no liabilities on your part.

Once you are established and can start using your equity it can snowball but, it takes time and lots of building.Read everything you can on BP and look for some good Real Estate books. 

It still has PMI on it but I want to use the equity in the property to buy another property.

We make a better return than we would as just being a PM for them and participate in the equity growth.