Like Odie stated, if your intent is to live there, most HML’s won’t loan to you as lending rules for owner occupants kick in like RESPA.As to your numbers, you need to narrow those ranges as they are too wide to base a competent decision. 

Specifically in the 120-200k ARV range. 

This house is above my price range, but I know that the rental income from the back house plus my hacking the front house with roommates will offset a ton of my monthly payment.

J Scott’s book “Recession Proof Real Estate Investing” gives great info on the topic.However, Buy in area of pop growth, job growth, rent growth and high economic job diversity (near major city/economic driver) and an election/recession could be non-factor.

KC already has a modern, diverse economy with a growing population and jobs.

The rate quoted on their site is the rate you get. for looking today you should be able to get in the low 4% range. 

What price range of houses are you buying?  

Without setting up plans from the beginning, you are setting yourself up for failure.Secondly, $100k- $130k exit values range is quite large, you really need to narrow that down more accurately as it makes a huge difference in your deal.

My dad is from NO east and I have friends uptown so I've seen how right you are in how the city is so uniquely diverse from block to block.  

Eviction specialized attorneys are fairly inexpensive ($500 to $675) range.