I haven't used hard money, but I hear there is no holding duration requirement; some traditional loans require you to hold it for 6 months or 1 year. 

I will also get another roommate who will also sign an agreement (I’m house hacking), but I think I need them to live with me for a year for it to count.Please let me know what a lender would include for gross income for traditional for non-traditional.

I know this is because I have been focused on the DTC/SF traditional mortgage options or funding with buying an existing structure, but I can't see a clear path to financing a 2-fam new construction that's owner occupied (allowed by right per zoning).

Definitely be careful, as most nationwide brokers will incorrectly rate you for traditional property management insurance, which almost always applies to LTRs and specifically excludes STRs in the fine print. 

are you doing cash right now or traditional hard money at typical 70-75 / 90 LTV/LTC?

Find someone that will loan you the money or partner with you on it that is non traditional like an investor that buys directly at foreclosure auctions in the area. 

The underwriting costs for a traditional lender will be $100k so for small portfolios it is not worth it.Have you considered getting a warehouse line from a non-bank lender?

A traditional sole ownership property will cost you approximately 5% of the total value of the property to sell based on fees we are all used to paying (and you are paying all of that out of your equity, regardless of how much debt is on the property, and without a return of capital clause).Again, simplify your analysis to a strict understanding of the property level analysis inside the portfolio - something you've likely been doing on your investments to date.

I can put down up to 100k, maybe even more and I can qualify for traditional financing.

Do you lean towards traditional mortgages, private lenders, or creative financing options?