All of these things change over time.

@Troy Smith We had an appraiser miss a 1/2 bath in the basement one time.

Looking for a house we could house hack, had an incredibly low interest rate on mortgage and house has increased in value about 42%, an estimated 180k in equity.

I'm looking to purchase my first property with my fiancé (both 25) with the goal being to establish our primary residence together, as well as giving me the opportunity to add equity/value via rehab before moving on a...

Albeit a part time one.

For a first time investor, I definitely recommend house hacking for most people as homeowner loans are by far the best in terms of rate and LTV. 

Since this is my only property I do not mind and with my flexible schedule I am able to spend time doing this. 

I see you guys are having issues as investors, wondering if anyone has had experience on the consumer side?

Never making a large salary.Like you said, its incredibly important to make these big sacrifices before having a serious relationship and/or marriage and kids, because most times the significant other won't be on board to live so far away from everything.

It was the right decision for me at the time to have it be an LTR, but it's a PITA restoring it.