I like to get more options, current trends and pros/cons to start with investment .

Ok so buy and hold the home is my best option then.

Duplexes, triplexes, or other multi-family options?

Broaden the scope of your search to encompass alternative property categories or localities that hold comparable promise for investment or house hacking.

A few things to keep in mind when obtaining an FHA 203(k) loan:1) Improvements paid for with a 203(k) loan must generally be completed by a licensed contractor and are subject to approval by an FHA appraiser as well as oversight by the FHA-approved consultant if it’s the standard loan option.2) You must develop a remodeling plan, schedule, timeline and put it in phases. 

They frequently have a network of driven vendors.Online Resources: Look through alternative online resources, such as local real estate websites or Zillow or Redfin, to locate possible sellers who haven't had their properties publicly advertised.Real Estate Brokers and Agents: Establish connections with brokers and agents in your community.

For example, Clarksville, TN (outside of Fort Campbell military base) could be a great option.

Our only other option was to reject her as a tenant. 

I am requesting seller financing and would like to see what options I could get if it’s even worth it. 

Private lenders offer flexibility in structuring the loan, with common options being interest-only payments with a balloon payment or a fully amortized loan.