I talked to a construction management company that I trust. 

They look at gross rents, debt payments, etc.

The BP community can trust this template every single time, and the experts that provided this 87%-88% number need to recalculate. 

I was debating should I do 4 plex or duplex with what I can make a down payment above between 35-40% to start with ?

Make sure to respond to reviews guests leave and acknowledge them; builds trust with future potential guests who are considering your listing.

This includes having a good credit history, stable income, and sufficient assets for a down payment.

My payments total would go up $400-500. 

We learned that it is very difficult to get 20k+ down payment for a wrap.

Not that that is my goal as I'd rather find a trusted team (very hard). 

I recommend exactly what you thought about in your post: househacking.Easiest way to get started, lowest barrier to entry because of low down payment needed, and a great way to get a feel for investing while having it in your backyard.Use the BP tool to find an investor friendly agent.