But not sure it's the right fit for this property. 

This is assuming excellent credit, ratio of 1.00+ on a SFH with a long-term lease at 75% LTV.

If you find a property that fits your needs and the market is favorable, waiting for a potential rate drop might not be worth the risk.Personal Financial Situation: Your current financial health and readiness to purchase play a crucial role.

CoC ROI would still fit, but is it then $/unit, $/sq ft, or something else?

@Evan Polaski excellent explanation.

While I’m not sure if we’d be a good fit for you or not, I’d be happy to see if there’s potentially a fit.

If you feel any team members aren’t a good fit, you can always seek alternatives.

It’s great to see your enthusiasm for diving into real estate investing and flipping houses, especially with your experience in home improvement and remodeling.You raise an excellent point about using your own cash versus financing through hard money loans.

Just find one that fits your goals..

In order for me to be able to move in I would have to combine two units to be able fit my family.