- So if you need to get another loan having a LOWER payment held against you will help you qualify easier. 

Bryan,Here are the 3 main options to consider:1) Custodial self-directed IRA, lower upfront cost but watch out for transaction and asset based fees, have to go through custodian for every transaction, might be inconvenient for certain investments. 2) Checkbook IRA (aka Checkbook IRA), eliminate transaction fees, higher upfront cost because of special purpose LLC, but long term will provide savings and most importantly a convenience of having checkbook control over your retirement assets. 3) Truly self-directed Solo 401k, requires self-employment activity or small business, the best option if you qualify.

I have rentals class C to C+ rentals, holding out for a 650 fico would often mean more vacancy and lower rent, so I elect to be more flexible, and probably take on greater loss risks than you do.

I would never do that in the lower 48 but where you are it's probably more acceptable.

I do have a rental property in Abingdon (Bel Air schools) and it's cash flowing nicely- however it used to be my primary residence, paid a lot of it off, refinanced to get the payment lower. 

But some time if you have higher score its good to go with conventional loan because you may get lower MI depend on your loan scenario. 

In addition the real estate investment journey in flipping/whole tailing (no deals to date, still on the hunting mission, we’ll get there), my wife and I are considering moving out of our home (70% Ltv, been our homestead for >3yrs), getting rid of PMI to lower mortgage payment then renting it out as a positive cash flowing long term investment and buying/moving into a new home then rinse repeat in another 2 years.

I agree you generally need to seek out a lower priced area if you want it to cash flow. 

Lower unit is 3 bedrooms; upper units 1 bedroom each.

They are obligated to give their best efforts in representing your best interests - which yes could be a lower purchase price.