Weve had a lot of set backs from issues the seller didnt disclose or else id just have one customed made... instead putting in a french drain in and replacing our AC/heat came first.

But, if you’re prepared to roll with the punches and take the setbacks as the cost of doing business, then house hacking is one of the BEST ways to get started in real estate investing!

The list of restrictions for each includes front, side, and rear yard setbacks, limits on the percentage of the lot that can be covered by the building, required parking, etc.If you want to put a duplex in a single family area, you may be able to do so - but first you'll need to get the property rezoned to permit that use.

Despite the initial setbacks, we got a remarkable cash-on-cash return of 37.5%, far surpassing industry standards: Cash-on-cash return (Hammond Townhouse) = $12,000/$32,000 = 0.375 = 37.5%.

TH are still considered SFH, they just are zero lot line instead of the transitional detached with set backs. 

The flip was delayed due to unfortunate pandemic related setbacks.

I also have a very very very small chance of getting let go from my job since it is regulatory work for the state government.

A broker, acting as a broker under the guidelines of regulatory agencies, acting with the knowledge that they have a duty and responsibility bound by their licensing and being paid a traditional brokerage fee with full disclosure on the HUD of the amount is perfectly fine and there is no difference. 

Part of me wants to self-manage, as I already manage other properties from out of state but this being a multi family and a sizeable building subject to onerous regulatory regime, and that I am time poor puts me off.

I will share my "Most Expensive Lesson" in the comments.To kick things off, here are ten examples of expensive lessons or mistakes in real estate investing:Underestimated Repairs: The classic pitfall where the cost of repairs and renovations far exceeds initial estimates, impacting the overall budget and profitability.Tax Liens: Failing to account for or being unaware of existing tax liens on a property can result in unexpected financial burdens.Contractor Liens: Not settling payments or disputes with contractors can lead to liens against your property, complicating sales or refinancing.HOA Fines: Overlooking or violating Homeowners Association (HOA) rules can lead to significant fines and headaches.Bad Loan Products: Opting for loan products without fully understanding their terms can lead to unfavorable financial conditions, such as higher interest rates or unfavorable repayment terms.Ignoring Zoning Laws: Investing in a property without a clear understanding of local zoning laws may restrict its use, affecting your investment strategy.Overpaying for a Property: Lack of research or getting caught in a bidding war can result in paying much more than the property's worth.Neglecting Due Diligence: Skipping thorough inspections and background checks can uncover unpleasant surprises after the purchase is finalized.Poor Tenant Screening: Failing to properly screen tenants can lead to unpaid rent, property damage, and costly evictions.Underestimating Market Risk: Not considering market fluctuations can lead to investments that don't pay off as expected, especially in volatile or declining markets.We've all been there in one way or another, facing setbacks that seemed daunting at the time.