We found some structural issues after demo AND I added a half bath not originally in scope so that quickly ate through the small contingency. 

Half would bring a camper. 

Well, I would say—I can not swear to this—more than half of the apartment houses in Washington have been foreclosed through the inability of the people to carry them.

Over the half decade (longer in some markets) we have seen a surge in MFH construction in downtown areas. 

If you assume it's a coin toss if rates will go up or down, that means you lose over half the time by going with an option that has "free" float down baked into a higher interest rate or fees. 

I rent right now a townhouse (2 teen kids) which is again we all know the rent is insane.A few avenues I am looking into is house hacking to start (almost the only way to do it if you are on Long Island and even then it can be tough), remote investing (after I make solid connections), and entertaining other options like the following:I notice as I search more and more locally, there are lots of multi-family fixer-uppers in C areas half the price of the surrounding properties that could provide decent income (if rent is paid and not vacant).For example, property is 150K - all homes around it are 300K. 

I current live with my parents and have been working my butt of for the last year and a half saving cash.

Determining where you are as an investor is half the battle. 

Weeks go by, we provide mountains of documents, I ask for rates and terms a half dozen times and never get a straight answer.

I've really only been back at it for a year and a half.