Your thoughts on strategy - Duplex/Triplex $700k-$800k in WA or 2-3 in Midwest

[Terima Nagatani]

Hi ya'll, 

Wanted to hear your thought on this. Currently have $170k saved up + mother offered to sign loan w/ me. Looking at duplex/triplex and plan on house hacking. My lender basically stated, whatever monthly payment (plus income rent) that we're comfortable with. 

I'm aware if we go the conventional route, duplexes are typically 15% down, triplexes 20-25% down; while FHA is as low as 3.5% down but PMI included. I rather put less down so I still have extra funds to jump on other opportunities that arise.

Currently looking in WA state (the state I work in) for duplex/triplex to house hack, however, majority of these properties won't cashflow for a few years (even after I move out of the unit). I've been crunching numbers since Nov and there's only been a handful where I've seen the numbers make sense. 

I started to look in other areas like OH, WI, FL and thought I could probably purchase 2-3 duplexes there than purchase just 1 in WA. Wanted to hear if anyone else had this dilemma and what actions they took. Any insights or experience is greatly appreciated! 

Note, I don't care much for appreciation - I rather have consistent cash flow and hold. If I was to invest out of state, I would also move there since my work is remote.