Does that mean as long as the complex I chose to house hack have enough cash flow, I can be qualified for a mortgage without a cosigner?

The income from multi family leases counts toward your income needed to qualify for the mortgage.

The cost of obtaining a GC license are not small....and how is she supposed to qualify for it?

I also expressed interest in the 3 bed 2 bath and the Childhood home 4 bed 2 bath, but since the 5 plex is commercial I don't think I can qualify for all 3.

. - sometimes almost comical, if it would not be so serious.A great inspector is professionally trained in this field (not as a contractors), uses software and has a systematic approach to evaluate a home, identifies all problems correctly, but can also explain the real world consequences and not refer for everything to "further evaluation by a qualified contractor".

Fannie/Freddie for example REQUIRE there to be a 12 months lease in place or NO rental income can be used to help you qualify.  

They have the lowest rates we can find and since they are 30 year fixed...they allow us to cash flow better...which helps us qualify for other loans later.

With the Section 121 qualified vs nonqualified use provisions does my gain start with the replacement property’s net purchase price going forward or does it reach back to the prior relinquished property cost basis ?  

My lender said that I may not be able to qualify for traditional conventional financing moving forward because of this and the 75% of rent test requirement for rental properties.

I am a sole propriator LLC so I'm guessing that I'd need to switch to an S-corp or something like that to hopefully qualify for arms length.?