Why would you want to work with a realtor (I know she is your wife, no offense) who knows none of the agents, does not know the paperwork or the process (they don't teach you this in the class) when your primary residence is on the line.Brokerage options vary, but if you just choose the cheapest one and use your wife, you will pay for it later.

The southern/middle part of the country is a great place to look where the prices are easier and the laws are more landlord friendly.

If so cashout refinance. it also depends on your goal and use of the funds happy to help weigh through the options! 

Even with no/low money down options, I suggest having ample reserves in case you need to come to the table with cash for some reason. 

Sounds like the best option is find a local investor that needs some extra capital that I trust.

To determine what financing is ideal for you, I recommend connecting with an investor-friendly lender.

Typically, when funds acquire loans, they assume delinquency/default risk in exchange for earning a yield on their investment.Yet this would work differently – it’s a request to purchase debt alongside a corresponding put option/insurance policy.From the buyer’s perspective, as long as the seller remains solvent, with sufficient liquidity for any exercised options, it’s a risk-free investment.

Hi Bob,Make sure to have an investor friendly realtor so that you won't have issues afterwards.HOA are very tricky, as the boards change very often, they could be years that they don't do much and other years that they are suing residents if they are not maintaining the lawn.CC&R are the key to review in this case, those are public so available for you, and those are required to be provided by the seller every time.Don't go the route of do it anyways, that will have cause you consequences, I had a time that the HOA sued a property owner just for missing 6 months (the property owner was renting out the property and it didn't receive the invoice to pay the dues so she forgot).

If I could find a multifamily to househack that may be a better option for 5%.

Yes, we are looking for some options if you are willing to share, we'd appreciate it!