What information do I need to gather from the agent / seller, and what additional due diligence do I need to do when evaluating this property versus when we evaluate SFR & Duplex?

I'm gearing up to make my first purchase and I think that my best move right will be to find a 2-3 bed room single family that I can live in personally and rent out the additional rooms.

The two most popular options seem to be using 15% downpayment if buying a duplex or by using an FHA loan that requires 3.5% downpayment plus additional fees depending on the total loan amount.  

I've read a million threads where people hint at appreciation and everyone's hair spontaneously combusts and a lot of people start freaking out about not betting on appreciation and invest for cash flow.

Additionally, you have some marketing dollars to ramp up sooner.

I am currently witnessing the latter with my friend's addition(over 2yrs in the making). 

For example, if a borrower is refinancing a $100,000 mortgage, the closing costs will range between $3,000 and $6,000"In addition I found this, "The VA Interest Rate Reduction Refinance Loan (IRRRL) lowers your interest rate by refinancing your existing VA home loan.

Before purchasing it's giving me the option of adding additional output fields.

I am not looking for them to use thier credit, but  only seeking additional finances to help me fund my 1st deal.Any suggestions, things to beware of etc......all greatly appreicated.

In addition, you will be far less efficient.