3.5% down and you can purchase something with up to 4 units Flipping is risky if you don't have a firm understanding of the costs involved.

NAR doesn't even have the nationwide legal authority to even do something like that.

But she said her and her broker will not submit my offer because its too low (my initial down payment) as it wont cover her commission fees or something like that?

Tell the tenant to call the water company and see if they can work something out.

We're aiming for something designed and higher end, in part because we'd live in it for the duration of the remodel + houselift of the main house, and feel good looking at it from our house.

Buy what makes the most sense in terms of risk reward whether it be an 8-unit, SFH or something in between

My Husband and I are looking to buy a home in the under $400,000 range (ideally something that we can rehab and house hack).

If you are building it for the city or county, they aren't going to take over something that you build as "what you want."

Unlike LTR they’ll constantly be asking to get something repaired/replaced/added/etc.

Are you trying to get something that will be a long term hold?