Hello Fabio,I like the Austin TX and San Antonio since I do a lots of loans in that area of the USA.Something to not Texas has no state Tax but their property tax is higher than other states. 

Feel free to reach out anytime with loan related questions. 

my wife would assume the loan, and quit claim deed her mom off.

Duplex is still a possibility but with the amount of the loan (250K) I got, the non-SFH option is a little limited.

The advantage of doing it now is that we can roll the cost into the renovation loan.

I don't know how the 401K loan works, but I'd start by paying down the high interest loans. 

Does anyone if it is possible for us to get a owner occupied loan where in my girlfriend will be the resident of the home, and I as Canadian can also be on the mortgage application as well.

I'd like to be able to meet my borrower's needs by using OPM to fund the loans.

So for my next couple flips I'll be utilizing hard money, and securing those hard money loans using the equity in other people's houses by having them set up a HELOC then drawing up a contract stating that I'll have access to the funds for a certain time frame.

I thought about renting as three separate rooms, although I've heard that this may lead to more issues, so may not do that.10% Property manager (although, could self manage from out of state)Electric, internet, water, garbage (with water bill)vacant maybe 3 days a month due to how people schedulea few fixes necessaryfurniture/dishes etc.lawninsurancetaxescleaning costsloan/loan closing costsno HOA for this one