@Michael MedeirosThe recommendation that you speak with your CPA is a good one.Sometimes it makes sense to go through a bunch of hoops to qualify your by nature passive investment earnings into earned income so as to sponsor a Solo 401k.  

FNMA Homestyle might be a valid options for you if you can qualify for a conventional loan.Go ahead and PM me or post on the thread.

Since it was your grandma's primary residence, see if she qualifies for 2 out of the last 5 years as primary residence. - See where i am going?

I would suggest to talk to a loan person and see what you can qualify for with your credit situation.

So it will not currently be rental property since it is our current residence we qualify. 

The income the property generates is the key factor if a bank can qualify.

It can be used by anyone in a qualifying area or those who meets household income requirementsVA loan: 0% down if you're current or former militaryUSDA 0% down if you buy in one of the specified rural locations

At that point, you could qualify for an FHA loan again as an owner-occupant.

I just skimmed your post, but it seems like you're asking for options to get started now, while bank/regular lenders want to wait until you have 24 months on the job (which is common by the way).Since you're so close, at 18 months, I'd say you should line up private/hard money just in case you come across any great deals, then when you qualify for bank financing you can refinance out the private/hard money loan with conventional financing.I frequently do this with properties, using private $ to buy a good deal quickly, then 6-12 months down the road (after I stabilize the property and give a good return to my lenders) I'll refinance with a regular bank loan.

I have had a few sellers who are open and interested in lease options ask me to complete their rental application and credit check, and when I tell them that I will not be the one renting and I don't fill out applications and credit checks but I will provide a well qualified and pre-screened tenant buyer for their property, the seller then doesn't want to continue the deal.