Getting stuck with over analyzing to buy in Pa or Nj

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Im in North NJ and i have been researching rentals in both Philadelphia pa and north NJ areas. Interest rates are increasing and im trying not to panic. Im trying to do the following Buy a 2 or 3 unit property to house hack, rehab a little and use a conventional loan 5% down and living in on room in one unit, rent the rest rooms out on airbnb. Trying to get 8% plus cap and live rent free with $600 plus per month in cash flow. Im trying to compare and see over 10 years down the road. Which would come out better in terms of financially as cash flow is all i care for. How should i choose and pick? Any advice that can help me pull the trigger