Your realtor will be able to give you a much more detailed market specific answer but with house hacking and a VA loan it should be possible to get 0 out of pocket.

Try looking into cities in with stable economies, strong renter populations, and where housing is below the US median value.

I'm speaking of co-living in a typical A or B level neighborhood house, so instead of a 20-25% down payment, we are speaking of a 1-5% down payment. 

I had a similar strategy with my first few house hacks: buy in great A & B Chicago neighborhoods....get by with minimum cash flow, and wait...What's your plan for the next purchase Michael?

Im also interested in starting to invest in housing whether that be flipping, BRRR, etcMy wife, 54, is newly positioned social worker and climbing to what she feels is her max with clients.

The first agent is absolutely certain the house will sell in the high 400’s.

I see that you recommend NOT having my mom deed the house over to me in order to borrow against it.

You can use this property to hedge any others that you add that may only cover themselves, or require supplement until they are paid off.HOWEVER, if you have decided that your goal is to use Real Estate as a stepping stone to build wealth by upgrading the property you hold each time (condo to house, house to 4-plex, 4-plex to 8 unit, etc) then I think you are right to sell now while you think the property is at the top of it's appreciation.It will be hard for anyone on BP to tell you what to do as we don't know your goal.You are right. 

Quote from @Jeff Calcaterra: We have a potential tenant new to the area who has gone through a paid background check, signed a background check authorization form, sent us a LinkedIn profile, sent an offer letter and says he is willing to send us paycheck stubs, but says he doesn't want us to call HR to verify employment because he is supposed to have found housing already.

If you walked into a bank, your pre-approval would likely never qualify for a house hack duplex.Did they count 75% of the expected rent towards your DTI?