As the title states, I am deciding whether to start my investing career by doing a live-in fix & flip or by "house hacking" a 2-4 plex. 

If so, can I make them fix it?

We plan to rent out our now primary residence and live and fix up this other home.Is it a bad idea to shop for refinance and pick the best deal or will most be equal. 

I have had numerous issues with the PM not fixing things at all or in a timely fashion.

Are these 1 hour fixes, 2 days?

Attached are my actual numbers- All on 30 Yr fixed ~< 5% rates(all in NorCal market).

I have been trying to stick with 30 year fixed but I am starting to consider a 7 year ARM What do you guys/gals think?

If you're pushing 25, you can live like a pauper all day long and really accumulate - in that case, why not rent out your current place, buy another duplex/triplex, live in the worst part, rent the nicest parts out, fix that up, rinse, repeat. 

If you can get her out without a big battle and fix the trouble with the unit then you're back in business with a new, hopefully better tenant.

A lot of them were closing on the inventory and doing light fix up to then resell.Most if not all at that level were licensed brokers in their states.