Needless to say, as you mentioned, that is no longer the case with current market conditions.I'm biased, but I recommend exploring and considering the option of vacating both units and renovating both sides for PadSplit.

My question is, because my agent was involved in showing the home and made offers for us while it was listed (6 months ago) should I go through them or it is okay to pursue this as any other off market property without an agent?

That $3,000 is typically the annual cost for a full service property management option. 

I also lend a 3rd option, a cash-out option. 

You can contribute by finding deals or managing properties in exchange for a share of the profits.Lease Options: Control properties without owning them by renting with an option to buy, and potentially sublease for profit.Owner Financing: Buy properties directly from sellers willing to finance, bypassing traditional lenders and often requiring less upfront money.REIGs: Join real estate investment groups to pool funds with others for property investments.For a more hands-off approach, investing in turnkey properties in growing markets with minimal upfront investment would be ideal (like in the Southeast and Midwest of the country).

so, to recap, you need cash for: down payment + closing costs + holding costs.for a new investor, a live in flip might be a lower risk option than an outright flip. 

If house hacking isn't the best option for me, how would you recommend starting out to build up some investments.

Focus on understanding the rental market, conducting thorough property inspections, and leveraging owner-occupied financing options like FHA loans.

New construction can be a very attractive option in certain markets.

Best option: don't invest in areas with high crime.Security cameras, motion-detecting lights, and plenty of signs that it's protected by a security system.