Switching online services is unfortunately not an option because the large majority of house seekers use zillow.

yes unfortunately it only gave me residential options.

At the lowest rate option I'll have just enough reserves.

We are initially looking at single families to start out but is a duplex a better option for some additional cash flow, or 2 smaller single families?

They aren't licensed or insured.At least a PM is typically licensed and insured.From what I've heard Joshua Tree is very saturated so it sounds like your doing good to break even.Since you seem to be doing everything right and going beyond what many are doing, adding someone else to manage the property will just lower your Net profits from having to pay them.

There is "delayed financing" options where you can do this but its usually not same-day.However, what you are looking for is probably a hard money lender that does not require appraisals - this allows quick closes and functionally the same as cash offers (and pretty much what you appear to be looking for)

I've attached photos with rough mockups of the options (A, B, & C) we are considering.  

@Katrina Schmid, to send a private message, hover over a member's image, and a box should appear with Message as an option in the bottom left.You may need to send a Colleague Request first, but we're already colleagues...

Are there any options for this where I can get 100% (or even close to it) in a refinance?  

And that doesn't include other expenses.So the traditional SFH route may work eventually including appreciation and other factors, but probably not in 10 years because you need to refi and purchase other houses to make this angle work.Buying a 2/1 somewhere and living on one side is another option, as is renting both sides, but you'd have to identify an area where you can afford a duplex.