Sounds like you're in a hot market and you just need to keep analyzing deals until you find one that meets ALL of your criteria.

@Tim Sipowicz the Berwyn area has been hot for a few years now.

Hot springs in the mountains fantastic.  

I know it got pretty expensive to invest they're since it's become a hot spot destination.

That being said house hacking is still an incredible tool and just because you don’t cover the full 100% / can’t quite cash flow positive you are still mitigating the vast majority of your families biggest expense while getting into an awesome business, building equity, having a shot at appreciation etc!

I studied for two and a half years about everything to do with real estate investing, I became a BP Pro member (shout out to everyone who contributes to BP, the wealth of knowledge here is incredible and truly helped me figure out where I wanted to invest), I read tons of real estate books, and had been saving every penny for years to build up my cash to invest.

It worked enormously well and I was able to deliver some pretty incredible returns. 

Is it hot baths ?

You'll have no problem using an FHA loan for example in a rural area, but might have trouble in a red hot area like NE Minneapolis since sellers don't want to deal with the headache of inspections, regulations, etc when they can get asking price in 2d from a conventional buyer.

There has been incredibly strong job growth here since the last recession and there is a great diversity of jobs, as well.