Good Luck---I'd like to know the PM if you don't mind sharing privately as I run several investor groups intended for WI investors. 

@Michael Zacharchukstart with a house hackand remember that the goal of a house hack is not to "cash flow" - it's just to pay a mortgage and build equity rather than rent

UPDATE:I tried to fund 2 loans with Andrew at American Private Money Group.

Traditional rental mortgage.

He used DPA, and he essentially has a small 2nd mortgage covering the cash he couldn't bring to the table. 

Traditional rental mortgage.

If you google, "how much are closing costs" you'll get a result from Rocket Mortgage (most expensive lender) stating the fees could range from 3-6% of the property's value. 

I applied for a cash out refinance on my mortgage and was told I could not because the property is a duplex which I claim homestead.

Or if you buy a duplex, live in one side, and work the deal so the tenant is paying all or most of the mortgage (some circumstance like that).Buying a rental house (or 20) the right way, and renting them out forever is one of the best passive business models I’ve ever experienced.

I've heard that some mortgage types aren't eligible for subto, such as VA loans.