I was born in Allentown hospital many years ago, but now living near and investing in Northeast Philadelphia.

Just to confirm my understanding, you are living in a side by side duplex in Miami - you want to renovate the other side that you aren't living with a renovation loan?

Consult eviction attorney regarding commercial; I'm specifically a residential PM and commercial usually has different rules because of the nature of the investment and occupancy (tenant doesn't [usually] live there)

**For context I house hacked for about a year after she passed away but couldn't live in that house anymore and sold it.

Everyone has their own room and a bathroom and they share common space such as living room, dining room and a kitchen and they are one the same lease.

Or if your'e living in it would you feel comfortable in that area. 

- Dividing by 3 units (you have to live in one for first 12 months) leads to $1867/unit/monthly rent.- Dividing by 4 units leads to $1400/unit/monthly rent.What are you factoring in your ROI & cashflow calculations for maintenance?

You can live in your own space and rent out the others.You may even find a house hack.

Quote from @Jared Goldwasser: I live in Los Angeles and am looking to purchase my first investment property this year -- interested in single family or duplex units.

We live in Texas, a community property state, and are 50/50 owners.