Wait for downpayment or buy cheaper (single-family) home

[Dj Pride]

If I am unable to get a mortgage for a more expensive multi-unit because my income is too low should I buy a single-family home to live in so that I am at least adding to my net worth instead of paying rent to someone else?

I can afford to purchase a single-family right now. The problem is that my income is not high enough to purchase a 170k multi-unit. Does it make more sense to wait to save up 35%-40% and house hack while renting in the meantime or to purchase a small home for myself to build equity?