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.

I already own four houses though only three have mortgages, so I should qualify for relatively easy financing with my one more house at least with the same lender.

Since I was in Texas and planned on staying there I found out that I was qualified for the broker license test so I took it and got a license.  

@Ellie T. you can use your HELOC on your primary and still qualify for the "Delayed Financing" exemption.

For example, if you purchase this property and rehab it you may not qualify to refi.

thanks so much for your detailed response @Paul Smythe,  yeah i will need to get some info about the FHA 203k rehab loans,  it might come handy if i will qualify for it.