However, a decent du/tri/quadplex is min $2-3M - we can't qualify for a loan for that. 

From what you say about quit deeding into an LLC, it leads me to believe that you would choose a commercial loan for the refi as commercial lending would allow the LLC to be the Borrower on title (as long as the LLC and/or property can qualify for the loan). 

Prequalify by talking to them when you show the house, plus list some of the qualifiers in your ad. 

The reason why I is because if you have owned the home and used it as your principal residence for two out of the last five years (up to the date of closing) you can qualify for tax-free gains.

This will minimize the chance they say that you discriminated against them.I would just say you are welcome to apply.Then if they don't qualify, Say I'm sorry I had a more qualified applicant get the property. 

You can actually hit up to a 50% DTI with that program but not all lenders carry that option.DSCR- debt service coverage ratio will allow you to use the rental income to qualify for a home that currently has a renter(s). 

I'll explain why later.If you buy the primary first and the investment second, we can use 75% of the anticipated gross rent to help qualify for the investment property.If you buy the investment first, we can use 75% of the gross rents to offset that mortgage to help you qualify for your primary purchase.You didn't bring this up, but if you buy your primary first, live in it, then buy another primary and convert your first primary into a rental, we can use 75% of the gross rent to help you qualify.

I don't think you can buy into a non-warrantable condo (an investor complex) with a VA loan, but please, whoever is more knowledgeable than I am, correct me if I'm wrong.So my own (semi-uneducated, with what I could find out in half an hour about the area) strategy would be to try to qualify for a loan for the best (numbers-wise) property that I could get with at least 2 bedrooms, with 2 bathroom preferred if I could get it, where I'd be able to rent out after I left.

Rates are in the 4's on a 30 year fixed for 1-4 unit properties.They're a little more expensive than conventional financing, but if you don't qualify for conventional (and you don't), this is the next best thing.Stephanie 

However, you can actually save millions of dollars in taxes by starting during the blueprint phase.Here are some examples of ways to save on taxes:For conference rooms in a hotel, Instead of installing regular walls, if you install moveable walls, the walls could be depreciated using the rules of bonus depreciation.For a multi-family apartment complex, changing the model of the bathroom exhaust fan to a variable speed could help qualify for the energy credit which is $2,000/unit.For a large apartment complex, installing a ceiling fan could allow you to qualify for 45L tax credits.For a hotel, if the porte-cochere is detached from the hotel building, it could be fully deductible in year one as it could be considered a land improvement.