i'm currently seeking to partner with someone, in the new orleans area, where i will focus on finding & converting a SFR into a Board & Care-level residential facility consisting of 8-10 beds

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

You may want to use these as a starting point but @Bill Brandt's point about consistency is an important one to avoid a lawsuit.

If you limit yourself to a zip code or two I do not see you doing consistent flips.

It may feel uncomfortable at first, you may have to find what works for you, but if you want to consistently find potential deals without immense competition it's likely where you should start.  

Consistency is far more effective than severity of discipline. 

Importance note:  Following up on leads daily to generate consistent deal flow

The city has been experiencing consistent population growth, which often translates to increased demand for housing. 

If I were to open up a separate real estate bank account, I would then have to add funds consistently from my W-9 job - which in my opinion begins to blur these two accounts together anyways.Should I still open up a separate account for this first house hack, or wait until I buy the 2nd property, which would provide consistent cash flow that will go directly into that account?

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.