I just saw a post by @kenny Simpson (who for some reason doesn’t show up in @ search, that said there was a Fannie Mae low downpayment option with no self sufficiency test…) maybe you can find it though I don’t know why I couldn’t mention him. 

I personally like House-hacking as primary choice in this market, followed by a light rehab BRRR, lastly would be flip or long term hold (unless you got a smoking deal!) 

Six months reserves should be more than sufficient to qualify and conservative to account for any (eventual) unforeseen circumstances. 

I’m planning to buy more with them but also exploring other options with a local realtor so I have more choice on properties and locations.  

I think we will eventually get the house and then we can decide what to do.So many choices down along the Oregon coast.

Evaluate the rental market in your area to determine the optimal configuration for maximizing rental income.The choice between using cash flow from your current house to cover expenses or pay off the mortgage faster depends on your long-term financial goals and risk tolerance.

You may drastically lower your living expenditures and increase your capacity to save for future investments by renting out some of your units while you live in others.Starting with a duplex or triplex is a sensible choice, given your aims and money.

Think on things like the property's quality, prospective value, and desirability to tenants.Making use of an FHA loan with a small down payment is a wise choice.

We were under contract for a couple of months while we got through the various contingency periods (attorney approval, inspections, appraisal) and while the tenants were given a sufficient amount of time to move out. 

Investigate your choices for financing, such as FHA loans, which sometimes have lower down payments.