Your thoughts/advice is very much appreciated!

There's probably more, but questions, but those are my knee jerk thoughts. 

I've never thought about buying directly from them.

What are your thoughts considering I could increase rents and wait for rates to drop and when that happens refinance again and realize much bigger profits

The space is way smaller than I thought once I put my stuff in and I can’t even fit everything I need.

My thought is since I would find a single family home into a duplex that has had a very short, or possibly no rental history it could cause trouble at appraisal since NOI would be difficult show.

Based on the train of thought you shared you are completely ignoring a critical piece of the equation which is your own capabilties and whether you have the ability to execute on the opportunity.

Will explain later.Mistake #2, I thought I could pay my contractor after each phase of work.

Thank you all for your thoughtful responses.

Hoping to get some thoughts on whether my projections are severely off, whether house hacking in NYC would be a good idea at all, or if house hacking in NYC due to the landlord laws would make my investment more of a hassle.