Let's friggin crush all these dang gurus' BS about lead generation based on mere opinion.Mister Guru X made $3MM on cold-calling leads.

I'm based up in Greenville.

Here is the excerpt from the IRS I am basing my answer off of. 

Debt Service Coverage Ratio (DSCR) loans are a type of commercial real estate loan where the lender evaluates the borrower's ability to repay the loan based on the property's income generated.

The ownership and use periods do not need to be consecutive.Exceptions to the Two-Year Rule:If you're selling due to a change in employment, health reasons, or other unforeseen circumstances, you may be eligible for a reduced exclusion.In cases of unforeseen circumstances, the IRS may prorate the exclusion based on the time you spent in the home.In your situation, if you sell the property before meeting the two-year ownership and use requirement, you may not qualify for the full exclusion.

Based on the post, I'm not sure if the units are identical. 

As you move further in your investing and have many properties, then you can start putting multiple together still based on risk tolerance.

Based on their overall application (credit score, references' comments, etc.), I'm able to make a determination whether to rent to them or not.If they later move an ESA into the unit, they may be evicted based on the lie in their application, not on the fact that they have an ESA - but that's my take on the matter.

AndFor a $250,000 debt/ LIABILITY…. the cash flow is zero… and you’re still put $ 20,000And the Gurus are selling these as a way to make money in 10 years when they appreciate.SOMEBODY BUILD A REAL DEAL BASED ON TODAYS NUMBERS… Use all of the tools available.And build a REAL DEAL THAT SHOWS STRONG CASH FLOW WITH ZERO OUT OF POCKET ( or build what you can)I realize that I jumped in with both feet….

If you don't have the "dough" you don't have the "go".Based on what you are saying you will need 20% down payment for a rental + closing costs + operating reserves (in cash).Most people will not have this--some will do what they need to do to get it--some will not, some can not.A good first step might be to save up as much as you can for a year in a special savings account--by living frugally for 12 months.Then explore down payment assistance programs in your area for first time home buyers of a primary residence--if you qualify (and the home is in a good area for your 'Family" vs Gunshot Alley, then buy a home for yourself and your family.Getting on the track of being a homeowner will give you some additional strength, after a few years of ownership, re-asses your situation.Or work 2 jobs and save the 20% down, closing costs and operating capital you will need, but if you do that and your wife divorces you for it, then you will be in a worse situation than you are now.In the mean time, [1] read Rich Dad Poor Dad, and [2] have fun with your family doing things together (while you have the time), rent a boat for an afternoon, go on a pic-nick, hike in the woods, etc...