Cash flow will be a function of how much you put down. 

Spokane’s tenant-friendly laws could present challenges, but its lower home prices compared to other markets might provide more affordable entry points.

In my market - new build duplexes dont cash flow well but are typically a great 5-10 year investment. 

Try a Google search for managers or look for an investors group in the area that can provide personal recommendations.1.

When you say you want to prioritize cash flow over equity, you want to watch out for people honing in on that and selling you "good cash flow" deals which will be in D neighborhoods and will come with high capital expenditures and harder tenancies.

After 45 + years as a real estate investor, broker, lender, fund manager and syndicator, I’ve become aware that the “dream” of many investors and investor “hopefuls” is to be able to generate enough cash flow to live off their real estate holdings and accumulate enough wealth to make “work” optional.

House hacking a duplex, even with negative cash flow upfront, is a great way to build equity while learning hands-on.

Sometimes it makes sense to sell if the numbers don't make sense to keep it, there is better use of the equity, etc.Alternatively, could you do the cash out refi and build an ADU?

Contact the utility provider and get a historical average based on the last year of use.

Thank you for commenting and providing your insight on these facts.