I've been leaning heavily towards doing a househack, but am not sure that we would be able to find an ideal situation for a family - living so close to our tenants/neighbors.

I lean more towards buying a duplex for your first deal but if the numbers work they work!

Run the numbers - purchase, rehab, ARV, rent, etc. lean towards worst case and make your offer. 

This is what we are leaning towards but I’m unsure.

I am fully willing to admit my results may not be common, but while I know this forum is vastly leaning towards self management- it isn’t accurate to say it isn’t possible to make good money with a PM.

Before any marketing though, make sure your finishes correspond with what the appreciation in the area may be leaning towards once you're done flipping.

I am looking to either open a ice cream shop or convenience store.

Use rental property calculator if you need it Don’t ask them to take on too much risk — don’t ask for 0% down Present the deal well: Confidence Clarity Conciseness Convenience Creativity - presentation is important Ask!

On the scale, I always lean in towards the cash flow side as I feel it's more conservative.

I believe an 80/20 split to be leaning toward the investor-friendly side, especially if there is a preferred return.