Working with a lot of SoCal multi-family investors, there are pockets here that fit your price point for a house hack.

Agents and wholesalers alike try to fit every homeowner in a box, but truthfully you should always come to an appointment with 3 options, a cash offer, a listing agreement and a seller financing/subto.

Community amenities- pools, fitness, trails, parks, etc3.

Perhaps a reverse mortgage could fit where she only has to pay taxes and insurance.

As or the OP - I think there3 is no one size fits all answer and you need to spend some time going over all scenarios.... 

FHA is more of a first time home buyer program or for someone who has had credit or other issues that may not fit conventional guide lines.It's an attractive program that offers a low down payment options but its not easy to get an FHA if you live in a superior home. 

Feel free to message me to see if these lenders would be a good fit for what you're looking to do.

Give the tenant a few months to make sure you guys are a good fit and then offer them a longer term lease with the proposed rental increase.

I looked at the BRRR calculator however was unsuccessful fitting this scenario in.

KC is a big town, other PM's around sounds like you need to find one that fits your communication/approval for work style.