Also if you use CRE School, there are 3 different packages to choose from. 

My long term goal is to 1031 exchange a portfolio of residential investment properties (ideally all multiplexes, but probably some 1-2%/mo sfrs) into a larger commercial property, ideally 15+ units, with a much more hands off operation. with that in mind, would it be better for me to save up for a larger down payment and never live in my properties, only manage from within 50-75miles (my Dallas proper neighborhood is NOT in my current budget right now) or would it be okay to #HOUSEHACK my first one and then househack a second one in 18-24months, etc. anyone go down this path before that can offer some advice?

Just sell and move on.While I certainly want to make money on this home, my ultimate goal is to NOT have it cost me money to hold, while keeping it as part of a diversified investment portfolio.Did I leave anything critical out of the equation?

But if your goal is to keep your rehab costs low, it may be worth not doing as invasive of a project and going with the high velocity so you don't run into more problems when you start opening things up!

Having a clear, concise message about what you're looking to accomplish will help you achieve that goal.

The property is conveyed to the ultimate buyer in a simultaneous cash sale just as it would be with a 1031 exchange.At this point, you’ll have interest income for 30 years and the taxes will be due when you receive the last and final balloon payment.If you choose to, you can “monetize” the installment sale by getting a loan.

You make the lead based paint disclosure and they sign it and accept that or maybe they choose not to rent because of that.  

People keep telling me that around here that is really for "developers" and I guess I don't rate yet (though I'd like to someday :))The problem is the market is so hot up here, it seems like the only way I can find a deal that supports my goals is with fixing up more distressed properties that haven't sold right away, so I'm struggling with the best way to use my available capital.

Normally when I have a tenant that I choose not to charge (trying to avoid drama, not enough to worry with, unsure of true cost, choosing not to replace right away), I normally list those out at the bottom in the comments section so that they and any lawyers or judges who get involved later know that leniency was granted.  

In a year or less, my goal is to put myself in the best situation to purchase an owner occupied SFR or Duplex, most likely with FHA due to the low down payment option.