If you are planning on living there (ie in 1 unit) then you are house-hacking and this is a different calculation consideration then renting out both units and making it a true investment.

Not true. 

Quote from @Scott MacComb: I am doing my first true house flip (have remodeled plenty of houses for rental) and am trying to figure out a contract to use with a new general contractor whom I have not worked with previously. 

When the cash flow is too good to be true, it always is.

It felt like a dream come true—until I moved in and discovered a flooded toilet in my unit that didn't come up in the inspection.

Rather, they are four former commercial real estate brokers, with one of them also an attorney in their 60s or 70s that have a true hands-on style of mentoring.

. #922-2, pp. 86–95) (noting that upwards of 90% of transactions on the Subject MLS offer buyer agent commissions of exactly 3% during the class period, with the exception of the MARIS MLS consistently offering 2.7%)....Although it is true that a nominal commission of $1 would satisfy Section 2-G-1 and Defendants agree such nominal commission is mandated, Plaintiffs have produced evidence that no transaction within the Subject MLS took place using a nominal commission.

Based on the pricing below, the above ad wording is, as best very misleading and, at worst, is not at all true. 

Quote from @Charles Evans: You aren't crazy, but you must be honest about the true cost of ownership.

My hope is by end of next year he has a local small MF value add house hack (probably will cost ~$1m so it will be a challenge).Clearly I did not sugar coat the path (except I suspect demo child does not fully convey the true extreme of his behavior; the police knew our address without being told).