This will help you in the long run, as you'll find your agent experience will be a blessing & a curse:- Blessing due to your understanding of MLS, searches & contracts.- Curse because MUST change your agent mindset.

Don't try to build a buyer's list with no experience and no active under contract.

I also got involved with a builder in Florida who has yet to produce the first of three houses they're contracted to build, which was a major hit to my available funds as well, setting me further behind.I also figured if I fell a little behind in saving (18 months instead of 12 months for example), I'd still be making progress.

You’re making a smart move, and that kind of foresight will pay dividends over time.Now, let’s dive into your question: Is house hacking still a good option in today’s market?

And yes, I know people will say "get her in contract if she wants the house and perform repairs" that would be the best scenario except At that point I was completely out of money.

I cancelled their contract and when I asked them the security deposit be mailed to me in NJ, they sent the security cheque to some address in Philly.

What are some things I can do after going under contract to lower closing fees?

absolutely... but be careful... be smart in what you invest in... trust me my friend https://www.biggerpockets.com/...take warning ... be smart... be vigilant

First Tuesday has contracts that you can use in California. 

The problem you will have is the fact you would be assigning the contract.