In order to make sure you're optimizing your tax advantages and adhering to all applicable requirements, even while I can offer broad advise, I suggest speaking with a tax professional or accountant who is knowledgeable with real estate taxation.

I like to figure my estimated cost before I make an offer on the property.

Maybe you offered too much to the homeowner.

This criteria is for 1-4 and 5-8 unit programs.

My wife and my professional careers offer *positive thoughts!

The market is slightly less competitive and offers 5-10% more value, the last Triplex we sold in the area was for $500K and a recent duplex in Salem at $420K. 

They are buying flips, ADU bonus program, extensive value adds (near development efforts) mostly purchased off market. 

They will offer to stay with a friend or family member.

A family friend of mine who is a long time real estate investor with several properties has offered to sell me one of his properties.

There are other options like Citi and Navy federal that offer secured cards that graduate but some take a long time to graduate.