Certainly partnering with companies that have consistent replacement properties available makes sense if the properties meet your investment guidelines.  

@Miguel Del Mazo Makes sense!

That makes sense.

DOM is useful in a micro sense, though, especially if you are considering whether or not to use a PM. 

Reducing rent sets a precedent and can attract price-sensitive tenants rather than those prioritizing quality.Negotiating renewal terms can make sense if tied to benefits like lease length or tenant stability, but always ensure it aligns with your long-term goals.

I'd say just start your search with all 2-4 unit properties, and when you find one where the numbers make sense and it checks your other boxes (somewhere you actually want to live and house hack), then it probably makes sense. 

______Make it make sense.

It doesn't make sense as a first investment, especially when your main reason is because you "enjoy speaking Spanish and salsa dancing".

Buying for $40K and selling for $80K with no improvements doesn't make any sense.

This makes sense.