If I waited longer and was able to pull more equity then I could possibly buy a multi family property like a duplex or triplex.

For example, theirs is relatively less maintenance and comps are easier to find.If you're looking to maximize returns, typically SFH and multi family would yield better returns and wouldn't have the risk of HOA fees increasing.

@William Causey depends on the transaction and the parties involved.Agree with @Dennis McNeely on some of the transaction costs.A different issue though is with an Assignment, the buyer gets to see what you paid for the property.

I purchased a 4k sqft investment home that is built perfectly for a multi home layout with some renovation.Must i have the home rezoned? 

.* FHA loans require both parties to owner occupy for 1 year* A 203k loan is not a first time buyer program, you can own a home and still use the program as long as you live there* The loan must be made to a person, not an entity. 

@Chris KellyFind an on-site 3rd party to corroborate.

You might as well put a vacant sign out front.Let's say your record video of someone stealing your furnace and hot water, what are you going to do? 

But usually for a tenant occupied it's like $90-120 per monthI've noticed a lot of multi-family buildings are pre-WWII housing inventory - are there restrictions or issues common with that (historic districts, crazy high utility costs, etc)?

Then get photos and get third party verification that everything was done right prior to making your final payment to the contractor.

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.