I know that i could buy my next multi family property as a primary residence close by move in, rent half live in the other and than rent where i am now which would cash flow upwards of 1k monthly, or i could buy another multi as strictly an investment property out of state which would be a lot cheaper (taxes and cost of property) and a lot more landlord friendly laws than New York, i guess i’m just undecided on which route i want to take and I’m trying to weigh the pros and cons of each scenario.

The easiest way to find and connect with wholesalers is either bigger pockets or by googling "sell my house fast in (town name)" although that may cost them a click for google ads.

Also your permitting process, type or land, grade of land, if underpinning is required will all play a factor into your cost. 

I own the property free and clear and i use the equity as part of my business line of credit.

Curb appeal for higher-end properties will be much more important, especially when it comes to marketing - most ads and main listing photos feature the front of the property.In this case, I would consult with a professional - i.e. landscape designer or stager.

I always a little under my target amount ( a month interest and half the cost of the attorney) so they can negotiate. 

This would likely take coordination with a tenant at some point - (ie - plenty of notice to them that they must vacate in order for you to sell the property)Since your current home is free and clear -  you could do a cash out refi or take out a new mortgage on the new house to be able to buy your paren't house and pay off the mortgage.  

So for the first property which will cost over $1 mil to construct, there will be stacked loans, essentially $280K will come from loan assistance program,( the name is not correct but the same idea).

Good luck with your investing and feel free to reach out if you have any questions or if you need any help underwriting a certain deal.  

But, these broad market studies are so large, they are almost meaningless, in the real world.Between glut of new supply in many "hot" markets coming online, a continually softening economic outlook, inflation over last couple years making day to day items feel cost prohibitive, many average renters are strapped and seeking lower cost housing.