A PURE real estate investor would not be interested.  

I understand the 25k guy .. and the seller carry back folks normally those I see that do that will get the amount they paid for the dirt back in the down payment and the note is pure profit.

Hi @Tim Holt I think in general house hacking is usually a good move because it gets you off the sidelines and into the game with the most favorable financing possible (30 year fixed).There's a lot of value in getting started today vs waiting some undefined number of years until conditions are better, which could be a long time from now, because real estate is a business and the sooner you start actually learning about that business, the better.With all that said, I always recommend that people analyze any potential house hack as a pure investment that they aren't going to live in, because someday they may want to move out and you should know up front (before you commit) whether you're going to be able to do that, or whether you're overpaying and will be stuck in the property unable to move out because it'll be cash flow negative if you do.So you had it exactly right when you wrote, "the property would need to cash flow when I move out and rent out all units."

Property was on market for about 170 daysI originally started the STR plan for tax benefits and plan to do cost segregation as i fall into high income bracket (37%+ 11% state) saving around 50k for 600k property.I have no plan to personally use the property and this is purely investmentI thought i found a great deal because properties in the area are selling for 205-220 per sqft.

If you want passive just invest in VNQ and withdraw x% in addition to the dividend vs getting pure distributions from a private reit, much safer. 

As a local investor, I always recommend starting where you live—it gives you a better grasp of the market and makes management easier.From a purely numbers perspective, investing in a high-cost coastal market like San Diego has allowed me to grow my wealth far more quickly than I ever could in the Midwest.

This appears to be more of investing in pure speculation of an unproven business model. 

Generous souls hang out here, and I feel joy to pay it forward.  

Although we absolutely must do our comps for ARV and handle the Subs with an iron hand and blah, blah, blah....but a lot of this game is pure dumb luck.

Remember that comparison is the thief of joy - maybe they buy in very rough areas.