Selling to an owner occupant, not an investor, you'll be in violation of several federal laws as you proposed the transaction/If you "stay in" some installment purchase, you can only sell the interest you hold, to a less degree, in other words, if you don't hold title buying on an installment contract, you could lease it and grant an option to buy, you can't sell on a sub-2 basis as you don't own it.If you assign an installment contract, you must have the original seller's consent, you can't create an assumption of a unilateral contract without consent.

Now, any federally regulated depository institution can be an RHS-approved lender.http://www.nationalmortgagenews.com/news/origination/big-changes-come-to-rural-housing-program-1043325-1.html?

I believe if one makes $521k, probably $260k or more depending on the state you live in, goes to taxes : Medicare, Social Security, State and Federal taxes.

Tenant laws could be worse (cough..DC) but there is still much merit in investing in an area so reliant on government workers (stability in marketplace). 

Let me guess, you've never been in business for yourself before, you read some guru stuff and listened to podcasts, read forums and blogs, haven't read a real estate text book that agents use to pass their exams, you're a creative guy, but don't know business law or real estate law, don't know laws of agency at a state or federal level or what RE agents and brokers must or must not do.I agree with Joseph's suggestion, at least take an agent's course, at the very least get the materials they use to learn real estate.

In other words, you must be careful at all times to present a true and accurate picture in your advertising and representations to the public.With respect to the Equal Housing Opportunity logo, federal law dictates that all advertisements should include the Equal Housing Opportunity logo.

In our area(s) and experience (which feels more limited as time passes) a rooming house serves a distinct clientele:  a) university students (perhaps a sub-population such as international students); b) work force for a major employer (factory, refinery, mine, hospital) or c) those on the margins (those one step from the streets, the mentally ill {as governments have closed most of the traditional homes and care facilities}, the addicted, etc).  

Create is a website that pools together data from local government codes, tax assessments, surveys, and planning.

Don't you just love these federal regulations that leave more questions than answers and create huge gray areas?

Really good stable investments are triple net government leases such as post offices.