Be extremely conservative - assume very low rent growth, very low appreciation, and fairly stagnant interest rates, meaning minimal opportunity to increase cash flow through a refinance. 

I am actually moving out of my house this weekend, then I was planning to do a long term rental but maybe STR would be more cash flow?

After moving out I was able to cashflow ~$1,000/month but ended up refinancing and getting all my money out of it, still cash-flowing $450/month, and using the money to buy me another rental property.

Ultimately I achieved an infinite return on my investment: without having any money in the deal I flow roughly $450 monthly and have around $100K equity in the property.

@Alex JacobsBuilding a rental portfolio through house hacking is a terrific idea, particularly if you want to reduce your down payment and increase your income flow.

Bottom line would have me cash flow $800-$1000 after all said and done.2.

I don't need cash flow right now, I'd be more than happy just living for free and getting equity in this market. 

You'll pull more money out, but have a higher mortgage payment and less cash flow, so it's all about what you want out of the deal.

From what I read, you have the solution already--with the cash flow and equity, pull out some cash from a property you already own either by cash-out refi, or HELOC. 

Here in Houston most of the 2 to 4 units are around Downtown area and if you want to find anything that stands a chance at cash-flowing after you move out, you pretty much have to look in the east side of Downtown.