There is a chance that it will appraise high enough to where I can refi to a conventional without any pmi.

@Miciah FurbayBuy a primary residence in a good area using a 5% down payment convention loan, don't max out your DTI, in 12 months buy another primary residence with another 5% down payment conventional loan and start renting out the first one.

I have ALSO heard its not about timing the market rather time IN the market, so this is where a SFH could potentially be "easier" to find.Im constantly in a headspace where I tell myself I have to get really creative to finance a MFH or come in with a 5% conventional loan and fixing a MFH to force appreciation although cash flow may not be there the first year or two.

They now have 5% conventional loans you can use on multi family homes now.

Rates are coming down pretty hard however probably not quite as much as owner-occ / conventional and a bit muted more than treasury bonds considering the risks. 

Conventional How did you add value to the deal?

I’ll get a better interest rate on the property as compared to an investment property since it is an owner occupied conventional loan2.

DSCR is the most common way to get around the LLC vesting and DTI requirements, although some people quit claim deed after getting a conventional financing.

These loans are non-conventional, making them much easier to qualify for compared to traditional financing options.

Also, as far as multifamily, wasn't sure what you are thinking on max price range, but guessing you are thinking 1-4 units to start off with conventional financing.