I tell all my clients how important it is to buy with vacant units.If you only have $100K and living for free is an absolute must, then your best bet is to look in markets like Birmingham (I own a triplex there) or others in similar price points.

And you are right, it is a big risk betting on the appreciation.Our strategy to wait to buy the bigger house originated from the multiple factors (interest rates, inflated prices, no need for moving just for elementary school and unstable professional life).

They bet on the Jockey more than the Horse. 

Your best bet would likely be to wait until you are surely moving and then look for a two-family to house hack in that area.

Zoning issues are out of my league but bet you know how to make it happen with your expertise!

The prime defense that we used to hedge our bets was to ensure that any property we looked at would be able to function as a long term rental.

Your best bet from what you said, for proximity and ease of use and volume of vacationers would like be in the Woodstock area or the Catskills.

if you do, simply don’t bet the farm doing so.

Sure, but it's a pretty long shot bet.

I speed-read it all but I'd bet most people won't...2) I need interest rates to go down right now so I can buy a couple of rentals.