My plan to getting started is to buying a single family house 4-6 bedrooms for around 200-300k  and renting out each bedroom for around 600 a month the area I'm looking to invest in has 2 major university's and 1 major collage so id be looking to rent to students , I do not have enough money to put down a conventional 20% down payment for an investment property so id have to put down 5-10 percent down with Mortgage insurance and put it as my primary residence but realistically I wouldn't be living there. 

No deals, no extra payments (because you haven't used the line).You only want to increase your debt in a primary residence in two cases. 1) You make more money than it costs you.

I received a citation on a property I have with a Rent to Own Resident.

We occupied it as a primary residence two out of the past five years.We can command strong rents and have a very healthy tenant pool.Some numbers: Based on the comps, I believe we could sell for north of 200k (let's say 210k for the sake of math)We purchased the property for 130k and currently owe 117kThe mortgage, all in (PMI included) is about $970The rent is currently $1625/month (now on month to month)Our strategy is really buy and hold.

Currently have very little experience with real estate investing (we bought a primary residence last year) but my wife and I are working together to become better connected and better educated. 

I'm a real estate agent that works with clients in Denver metro (where I live) and Colorado Springs metro (where I grew up and my family still resides.)

So, the COC ROI seems to be about 9.744%Not as good as my stocks, but still not too bad.However, my credit union says they can get creative with my financing and use my equity in my personal residence and/or rental homes to cover my down payment.

This will be my first 1031 exchange and I had a couple of questions for those who have done this before:- My title exchange company said that for the 1031 exchange, I need to also roll in the money I originally put down on this property (when I purchased it as a primary residence). 

Forgive me if you addressed this earlier, but you have to actually have equity in your primary residence to use in order to get one and then depending on how much you have it may not be that large and that's IF you qualify. 

Income limit is $131,775, buyer must put at least $1k of their own funds down, and these only allow primary residences (but do not need to be a 1st-time buyer).