Many investors move into investor-focused products (like DSCR or bridge loans) once the property is stabilized, which allows them to pull equity and scale to the next deal.

Or is there something more productive I could be doing in the meanwhile? 

If it's a primary residence, you can use no-ratio products up to 80% LTV.

Anything and everything you would potentially be interested in doing, is only made better when someone else is paying your mortgage.My strongest recommendation is to reach out to local credit unions in your area and ask them what sort of conventional loan products they  have for 2 to 4 unit properties.In my experience, my credit union has been extremely valuable, as they offer better loan terms in terms of down payment and interest rate than conventional banks.Hope this helps!

The only other tact I would take if I had say $5mm or more and the child was young would be an Insurance Annuity product spread over 100 years subject to death.  

Regarding financing, most lenders will want 15–25% down on non-owner-occupied properties, so 10% down usually isn’t an option unless you live in one of the units and use an owner-occupant loan product.

Do some networking in your area and find out what lenders like that sort of product. 

There are a number of nonQM mortgage products that can assist even without a W2, honestly most of it starts with a consultation with a lender that has done these types of deals in the pastThanks Clayton. 

.✅ Why I like the Columbia market right now:Steady population growth (thanks to the University of South Carolina, healthcare, and military presence)Strong rental demand with limited new inventoryI’ve been seeing traction with new construction rental products, in both Richland and Lexington counties. 

This was a chance to help rebuild the city, place partner capital productively, and leverage a capable redevelopment team on a compelling value-add.