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."

My wife and I create Real Estate Meet-ups wherever we live (lived in many places due to being in the Navy for 21 years) and I believe that these groups help change that potential energy of potential investors into kinetic energy and make kinetic investors.

Instead of tying up your capital in a high-cost primary residence, consider taking the would-be down payment and investing it in out-of-state properties.This strategy allows you to diversify your portfolio across multiple assets, spreading risk while potentially generating cash flow and building equity in appreciating markets.

There are potentially 100% loans like VA foreclosures, and also depending on where you buy. 

During this webinar, Maverick Investor Group promoted and referred potential investors (like me) to ABC Baltimore (Jay Walsh).

It potentially can be possible if you provide your capital to a fund who operates as a private lender.You would have to be a non-managing member in an LLC or an LP in a Partnership.Therefore, you would have no say in items such as who to lend the money to, at what rates, etc.Best of luck

Maybe even failure to take full advantage of an opportunity, resulting in a loss of potential profit or benefit.

But again, there is a charm to older properties, because if they do have the proper envelope a great structure, and the ability for a functional layout, they can have a lot of potential. likely a full gut...

i keep seeing:1. buy out of state rental in a solid neighborhood with long-term potential (just as you are recommending) but then...2. have one rough tenant turn that costs a couple grand, and3. give up on real estate investing, and turn on everyone involved in the transaction for not guaranteeing that sweet cash flow in month 1 lol, yea there is a decent chunk of investors who get really butthurt by that one bad unit turn and just give up.

For older properties, expect a higher CapEx due to potential issues with major systems like roofing or plumbing.