My other option is to pay off the balance on one of our mortgages and cashflow more. 

that would lower your down payment requirements - you could keep your primary as a rental, and move into a househack. 

Reduced down payments are possible for multifamily buildings using financing options such as FHA loans, which are less expensive than traditional loans.Find local programs that can help with a down payment, look up programs in your region, get in touch with lenders or mortgage brokers in your area, and fulfill the eligibility requirements by attending homebuyer education workshops.

If you want me to drive to you; provide consultation, lay outs, code requirements etc, then I charge for that.

This would require a land use attorney as every jurisdiction is very different.

Plus you need to check and see if they require you to use them as management.

To locate properties that meet your requirements, make connections with wholesalers, other investors, and real estate brokers.When investing in real estate, especially if you want to keep the properties as long-term rentals, positive cash flow is crucial.

Will you have enough equity in a couple of years if rates go down in order to meet the LTV requirements of the new lender?

Because I'm new to out-of-state investing, I'm just bit overwhelmed with everything that might be required.

This requires us to do periodic "maintenance inspections" and we keep an eye out for rental agreement violations at the same time.Hope this helps!