Numbers seem to show neg cash flow, where to invest 100k?

[Mario Gonzalez]

im 29 yr old and living at home with 100k to invest. i want to move out but don't need to. i run my numbers on a HH in NNJ and seem to show neg cash flow around 800 per month once I move out. i plan to put down 15% FHA, I know I can put less down but want to put more down.

i want to aim for a small cash flow after all cost has been covered including CAPEX repairs pm etc.

out of state rental adds extra layers of risk which I'm 50/50 on doing. i can either

1. stay put and invest out of state single fam for Airbnb or LTR. 

2. Buy a 2 unit in bergen or Passaic county and just pay out 800 a month which is less than 1bd apartment rent + cost 2.2k 

3. get a remote job and move to a cheaper state to HH. 

I invest most funds into index funds and retirement accounts. What should I do? i do run numbers on every new home that gets to market and just seems to be 700 to 1200 out of pocket per month. 

i am just trying to buy a place that would make financial sense. 

i make 60k to 90k a year, have no debt, and bills are less than 450 a month.