All the options listed are GREAT!

I have a connection with a wholesaler/investor that has a property under contract there with the option for sub-to and I'm trying to figure out if that's a solid area to invest.

A good option might be single family properties in Saginaw - they pay their own utilities and maintain their own lawns/snow removal, so it saves you time and money, and they're easier to sell if the need arises.  

If your budget is tight, the best option may be for you to supervise the work yourself and hire qualified tradesmen directly.  

I'm weighing my options.

Aesthetically and from a maintenance standpoint, I would prefer one of the vinyl options over carpet, but I just had to deal with noise complaints that had carpet in the upstairs unit already, so I am nervous to spend the money and install either vinyl option and the sound is even louder than with the carpet. 

No DTIs...It would not work for an owner occupied like the duplex you are looking to house hack, but if you are moving out of your current residence and putting renters in then a DSCR might be a good option for you. 

@Jo Bautista If what @Russell Brazil says is true, then midterm or longterm are your options, and in that case, I'd consider self-managing it. 

I've been looking at cash-out refi options to put that equity towards purchasing more investment property(ies). 

Looking at your current scores and income it would not be feasible to rent anywhere in Metro Atlanta or purchase so that option is off the table.