so a PRIVATE person had better be giving me much better terms....or I'm just going with Hard Money.I usually provide a choice to my private lenders - I'll give you 6% with payments or 8% with no payments. 

Once you've renovated it the HELOC is a great choice, my mortgages are also owner-occupied, so it usually makes sense to keep that mortgage in place and use a HELOC to access the equity. 

Quickbooks Online is the software of choice for our firm and many other CPA's.

You’re choices are.1) cancel the contract as you can no longer get financing as a primary residence2) put 4-5 times as much down and pay a higher interest rate as a rental property. 3) pay the tenant to move out.

My second choice would be investing in an ATM fund if you can find one that includes non-accredited investors.If none of those work, you could look at some vacation homes to supercharge through Airbnb and VRBO marketing.

Traditional sources of financing might be a good fit.

I've been planning and saving to start in real-estate via traditional house-hacking; however, I'll be moving to Boston for other reasons in the fall, where I'll certainly be priced-out of the multifamily market. 

Good luck and congrats on making the scary choice to seize the opportunity.

Again, this is the obvious choice to me - but marriage and compromise and all that good stuff!

Again, this is the obvious choice to me - but marriage and compromise and all that good stuff!