I always hear the “Cap ex of 10% rule” but have yet to hear any alternatives.

Considering your goal of house hacking a duplex, while FHA loans are common for first-timers, there are alternative financing options to explore:Conventional Loans: Need more credit and down payment, but offer flexibility. 203K Loans: Ideal for fixer-upper duplexes, bundling purchase and renovation costs.VA Loans: Great for vets—no down payment, competitive rates, and no mortgage insurance.Portfolio Loans: Private lenders, good for unconventional income or credit histories.Hard Money Loans: Quick, high-interest, good for investments or major renovations.With $30,000, mix it up—use it for a down payment, maybe pair with a conventional or FHA loan.

As a viable alternative to explore with a lender, consider the advantages of a 5% down conventional loan, or even less for qualifying first-time homebuyers, which often comes with less stringent property condition requirements. 

As a landlord, that may prompt me to not renew the tenants lease hence they would have to seek alternative housing. 

True private money is a lot of times more expensive then alternative lending.

They are still a marketplace, but are working hard on transparency, data aggregation and reporting for buyers and trying to offer a nice alternative for investors who want to go the passive route.  

They may be able to suggest an alternative (ie you pay some of their guys to do it after hours).

Alternatively, I have been researching going into section 8 to get my feet wet.

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Consider dividing investments between Colorado and Iowa, using low-down payment alternatives, and looking for properties that include ADUs or multifamily residences.