I owned and operate 2 ALFs in Arizona for last 17 years , let me know what questions you have keep mind laws are different in each state you will be under Department of Health licensing rules and City Planning Zoning rules Good luck! 

I currently house hack a duplex that I plan to cash out refi soon to repeat.

They are rentals that are both cash flowing and under lease until next May, at which point I plan to rehab and resale.

Just keep hammering out the deals until you have saved enough to fund yourself. 

Cash Plan to refinance when rates are more favorable How did you add value to the deal?

Planning.

I am looking at FHA and the new Fannie Mae 5% down payment program, but someone mentioned a 5% down payment program with Cambridge Savings Bank that had no PMI.

The YouTube video they sent me seems pretty straight forward so I am certain they are planning on installing the under sink water filter themselves.

Start with calling the planning dept at the city to define the zoning and allowed density 2.

We are  6 hour drive away, so plan to use management comp.