So while I have family nearby I want to minimize excess wear and tear because 1.

Both are digital-first banks with minimal fees, and Mercury in particular offers free domestic and international wire transfers for most account holders.

And while that number varies somewhat, the most common number of different issues that minimizes risk is 21.  

With minimal equity it doesn't make sense, your rate seems good too compared to current ones

I am ok with the property not cash flowing right away, but I would like my living expenses to be minimized by a lot if I am house hacking.

If we bite off people’s heads when they admit disaster, it suppresses legitimate issues with these techniques.Just for context there is a lot of history with the OP and some of us on here going back years (like the thread I linked to above from about a year ago and several others if you use the search function with his name) with him minimizing the risks of how he was structuring these transactions and some of us being cautionary, warning him that exactly what happened here could happen, which made him defensive and dismissive. 

A primary residence will most often provide more favorable loan terms so if you are willing to wait one year while you living in your new property and are comfortable with renting out your primary residence to a tenant, then getting something such as an FHA loan is a good strategy to minimize your upfront costs and hopefully get better loan terms.

A property in Boston will appreciate well, but with minimal cashflow.

They can provide serious cash flow with minimal owner involvement.  

Or very very minimal.