I used to do essentially free consulting with new investors on it but gave it up for some of the same reasons - everyone thinks you can just sit at home and buy good properties across the country that are in great shape. 

I want to do a house hack for my first property and would like to sit down with someone over coffee to get guidance on how to go about it. 

And, if you’ve been in your house for a few years (or longer), there’s a good chance you’re sitting on a pile of equity — maybe even more than you realize.What Is Home Equity?

I'm thinking interest rates will sit at 6.25-7.5%, with total cost at roughly 210k.

However, rates have since moved upward.A 30-year fixed rate mortgage is once again sitting around 7% interest:For broader context, here’s a chart for 30-year fixed mortgage rates over the past 5 years:The real estate industry hoped 2024 would see a recovery in which mortgage rates fell and home sales climbed.

It is a mobile home that sits on its own land.

You'll want to explore this with your accountant and see what side of the fence they are.What is more a concern to me is your plan to let the property sit for a couple of years and then move in. 

If you do your idea on one property, you'll be sitting and waiting a long time to pay off that mortgage before you then use that money to buy another property.

Properties are sitting on market for a bit longer now that supply is slowly creeping back up. 50 days isn't too terrible compared to the greater PHX area. 

The seller must think he is sitting on a really hot property, or the buyer is asking for too long of a DD period.