Multi-family homes (if any are even available) are through the roof, as are taxes, and it's very competitive.My goal at this point is to live rent/mortgage free while breaking into real estate investing.When I run numbers for a house hack whether it needs rehab, doesn't need rehab, I put 20% down or consider an FHA...my income from rent doesn't come close to covering my expenses to at least break even.I've seen some creative things on this forum using all sorts of strategies and creative financing options (hard money to eventually refinance etc) but they all seem to work with flips or buy and holds or when the buyer doesn't need to live in his purchase.Any creative financial angles or over all strategies that I can make work? 

If necessary to get the deal done, you might consider an option fee to the seller to sweeten the pot. 

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

I think that if you plan on scaling up at all, you might want to consider an asset protection structure along with establishing a relationship with a real estate attorney.

For example, consider an applicant with a prior assault conviction.

I would seriously consider an electric for a STR since it takes the replenishing variables out of grills and they are generally safer and easier for "grill novices" to operate.  

Why on earth would you even consider an ARM when fixed rates are where they are today???

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

I really think we need 100k or 150k to get 30% down on a multi family because every on-market property that I call about has multiple cash offers on it and will not even consider an FHA loan.  

You can charge more money, consideranly, and basically be in greater demand.