Hi & welcome to the real estate world, like @Andrea Weule say, keep learning, but make sure the info you got, applies in your case, some times you listen to a podcast, it looks too good, but its not one fit all, Good luck

I’m trying to soak in all of these strategies to be able to narrow it back down to find what fits best for us.

Convenient and easy to listen, they're a good way to learn from other beginners successes and mishaps.And as others mentioned, house-hacking would likely be the best fit for your situation.

Moen doesn't fit Delta etc.

These types of questions answered will lead you to the areas you see fit and if you dont like it then your metrics will change. 

I’m happy to recommend some excellent local lenders I’ve had good experiences with here in Chatt, set you up for MLS listing notifications that fit your criteria, etc... whatever helps man.

And fire them immediately if they are not a good fit/aren’t communicating - no room for waiting on the BRRRR. 

On the one hand, you shouldn't boot your family out of your current house if it's a good fit, but on the other, $418k may be a lot of debt to carry as an investor, since your DTI ratio is going to be a critical factor in how much you can borrow as you start out as an investor.

I can take a set of 4 or 5 cabinets out of a remodel and save them for a later rehab's laundry room. 80SF of good flooring that's too small to cover a remodeled room now fits into a closet or bathroom later. 10 foot 2x4s torn down from a drop ceiling get the nailed & cracked ends cut off and become 8 foot wall 2x4s.

I tried the ADU route as the lot size fits but since it's zoned as a duplex it doesn't work and the third nonpermitted unit is the basement unit so the townhome permit doesn't work.Does anyone in the area recommend using a lawyer to help navigate the process?