I'd simultaneously search for duplexes especially those with value-add potential.Regarding volume, the Suffolk towns with the most listed 2-4 family properties since '23 have been Lindenhurst (46), Huntington (22), Patchogue (21), West Babylon (16), and Bay Shore (15).Riverhead has had 10 listed small multifamily properties in this timeframe so it isn't too far behind. 

. ✨ looking for ideas on to  how to acquire an owner-occupied property  with 5% down by using a mortgage loan product to purchase , improve and  avoid mortgage insurance based on projected value?

Even with a lower prime rate, the affordability boost is limited if home prices remain elevated and rents don’t increase proportionally.For investors, this might be the time to get creative: value-add strategies, BRRRR, or exploring underserved markets where rents still have room to grow might help improve cash flow potential.

Put all your cash flow into improving your existing rentals or buying more.

We've been communicating quarterly on the property status, but a simple search on Zillow made me think he's lying to me.

Thank you You are obviously a sincere young person looking at improving your financial position.  

This question is one that has been asked and answered like a billion times, but the search on here isn't the greatest.The short version is - unless you have cash to buy or are getting a DSCR loan or buying a commercial property, you aren't starting an LLC to put this in.

It depends on the neighborhood and maybe even what improvements that hypothetical home built in the 1970s got. 

One of the reasons most developments have Mello Roos is that cost to put in all the public improvements are so high that it will stymie growth if the developers have to front it all.

They're publicly available via a quick google search.