Cash-flowing SFR's are tough to find in this interest rate environment without value-add rehab work or a large down payment.

As for house-hacking an existing quad, only putting 5% down in this high interest rate environment will almost certainly mean you won't be "living for free" as is the point of house hacking.

Its just so hard in the current environment to get any cash flow with SFR (unless you bought when rates were lower or are doing a well-executed BRRRR). 

Hey Nick, I am a new investor here I appreciate your response to OP's question, could you elaborate on the complexities associated with assuming a mortgage in today’s high-interest rate environment?

(Not to mention the regulatory environment has clamped down.

It is still possible in this current environment, however. 

HOA fees are rough for borrowing on investment properties in this interest rate environment too.

The best I know of (and we can do this) is 15% down, but even then in this high interest rate, high tax, high insurance environment it's really hard to get a property to cash-flow positively without putting a lot more down.

Part of that is the incentives our state offers to new business, part of that is a business friendly general assembly a regulatory environment, and part of that is our low corporate income tax rate.

@Demiss ShippleyHouse hacking in expensive markets is doable, but you may need to be more flexible or more creative.I agree with @Benjamin Sulka, likely in this environment plus being in a high COL, you'll likely not be able to cashflow unless you have a SFH with many rooms that you rent out individually.