But, depending on loan to value and credit should be able to do much better then 10.24%.And the 10 number you mention is only for conventional loans.

within the next 3 - 6 months duplex /triplex in or around my area although  the funds are week due to a high DTIalthough i have a 740 credit score, some larger purchases/ home improvements ,solar /roof /windows  have led me down the borrow pay later mentality..

Triplexes can often be acquired in the low $400's, prime duplexes in the low $400's as well.

We get emails from wholesalers that get close but the properties are to small for our buy [box] (low ARV or rents), bad locations, distressed beyond belief, or a combination of it all. 

Know things are getting more and more tenant friendly and you will not be able to get that tenant with a 700 plus credit score you don't have to worry about like in an A or B grade asset. 

I will most likely be using a HELOC also.I have good credit and quite a bit of equity in my primary so that is my way out.How far can conventional borrowing take an investor before the banks stop handing pit mortgages?

With that type of experience, I might target a fix/flip or HML that has experience triggers keeping your costs low and maybe even something like deferred interest payments or bundled fees.

I've been unable to find one online, home depot or lowes which would fit.

I highly recommend house hacking to get started, and as you mentioned taking advantage of low down owner occupant, first time homebuyer loans.I know the CT market very well so happy to connect with you if there’s any interest! 

You won’t have a payment if you don’t use it, just like a credit card.