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House hacking seems like the best strategy for me.My goal is to purchase a single-family home in Maryland, D.C, (from lurking I've heard D.C was terrible for investing) or Virginia with multiple rooms where I'm making monthly payments similar to what I pay in rent and other charges ($2000-$2500).

if its a single family you'd get an appraisal called 1004 as is + arv . if its a 2 to 4 unit you'd get a 1025 as is + arv appraisal .

Every single one of them has either said no, they didn't, or "I didn't know that was an option." 

My family has been active in the Las Vegas real estate market since 1989 working mainly in single family rentals. 

single family or multifamily?  

Even a single error could cost you more than years of property management fees.Understanding Tenant BehaviorProperties don’t pay rent—tenants do.

We have a single flat fee of $1,500 for all of our fees, including the appraisal/valuation.

Flat, single story, no sunken rooms.

For example, I could use the HELOC to purchase a single-family rental property.