New real estate investor looking to purchase first rental.

[Timothy Yang]

So I've been looking to purchase a rental since the beginning of this year, but I've run into a couple obstacles. At first I wanted to purchase a duplex as my first investment and was willing to house hack and rent out the other unit. When I first went to get preapproved, I was approved for a lower amount than I wanted in a duplex. So I spoke to my family about my plans and they were interested in investing with me. My father would help with our down payment and my sister would cosign with me. However after talking to my lender, he said that we would not be able to use my fathers "gift" to purchase an investment property. My question then is should I cosign with my father who has a lower credit score than my sister or should I look for something cheaper like a single family and do a brrrr strategy/flip it? 

[Nicholas L.]

@Timothy Yang

"immediate cash flow" on an investment property after putting 25% down is an illusion.  think about it.  you put 25% down.  how long to make that back?  10 years, 20?  plus, very few properties are actually "cash flowing" with interest rates as high as they are right now.

on the other hand, with a house hack you're repurposing your own housing payment.  it's not supposed to cash flow.  you're just building equity instead of paying rent.