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

[Mario E Gonzalez]

hello all, 

i live at home with family and i have a WFH role. i have an 805 credit score, no debt, and 100k capital to buy. 

the options i see that could work for me are as follow

1. buy a 2 unit in Paterson or central jersey where i can add value by fixing up the basement as a studio and combining it with the 1st-floor rent making it legal along with an extra exit. House hack then move out to repeat. 

2. move to PA to HH a 2 unit, rent out one unit as an Airbnb

3. buy a new townhome and Airbnb the rooms to help pay for the house

4. try a move to NC and buy a single fam. add value by adding an adu and renting out rooms on Airbnb to help pay for the house. 

what would your move be if you were in my shoes?

i make 85k plus 20k. i want to take action and not be frozen by doubt or fear 

i am open to creative ideas, but my main goal is to buy this year and HH to move out 1 year and get cocr of 4% plus AFTER putting aside 26%  (10% pm + 6% vacancy + repairs and capex 10%)

[Mario E Gonzalez]

Quote from @Ryan Thomson:

Are you only focused on the COCR? If so, you may be disappointed in the short run and really miss out on the long term returns and wealth you will build from loan paydown, appreciation, and tax benefits.

House Hacking and only putting 5% down makes cashflow in the short term much more difficult as you mortgaged 95% of the purchase price. 

I don't know the areas in your options 1-4, but I would do whatever options align best with your lifestyle and cashflow goals. 

i only care about cash flow, the rest are just icing on the cake. i know i wont cash flow once i live in the property with 5% down but i would like to after moving out. i live in north jersey, taxes here avrg 10k per 2 unit in the worst areas. i am trying to find a way in my current shoes to make a good play with what i have. i understand the loan paydown and appreciation etc, but most of that is speculation. im not sure what would work out best which is why im asking to see if maybe i am missing something here