Cause I tell every one of my clients, House Hacking isn't a one size fits all strategy.

The most common properties have lot sizes from 300sqmt to 600sqmt  while duplex has less. 

Unfortunately my contract with my employer does not allow me to work for anyone else.

It is a long process with these institution size lenders, especially finding someone there who understands the process.

The home is 150 years old, 1500 sq ft. one story with sizable porch to give an idea size to work with on making into something else.I welcome ideas.

Income is born from defined benefit retirement pensions ($250k/annually with 3% annual COLA) and the remainder is from W2 employment for my wife and I.

I am attracted to the idea of opening a modestly sized HELOC as a "just in case." 

I believe that successfully navigating this initial investment will pave the way for future opportunities, whether in the same market or elsewhere.Living in New York City, I faced a challenging market ;)I chose Montgomery, Alabama.Here's my process:I compiled a list of states with favorable landlord laws.Using Brightinvestor, I identified cities within those states where the median home price falls below the national average ($420k).I excluded cities with negative income growth and rising unemployment rates.I focused on cities with strong appreciation rates over the past five years (over 10%).I compared price-to-rent ratios.I did break two rules: Montgomery has a slight decline in population, and its largest employers are an Air Force base and government agencies.One significant factor that influenced my decision was the promising price-to-rent ratio, suggesting potential for positive cash flow (though I remain cautious about appreciation).Regarding my acquisition strategy:I plan to employ the BRRR method with cash.

These more favorable regulations include a 5% transient occupancy tax, no limit on number of days rented, occupant limits based on home size (typically 2 occupants per bedroom plus 4 occupants), minimal permit & licensing fees, and no minimum required stay by the owner.

HVAC Air Filter - note the size and whether it is new.5.