A 24-month loan would be preferred so you can build up the last 12 months of cash flow for the property. 

Looking into single family houses or multifamily, as there is an actual land that you own and potentially build ADU/DADU in the foreseeable future.

Building a real estate business that way is a house of cards (pun intended). 

(He wrote up my heat pump for being improperly wired - it wasn't)I fought back and had a secondary inspection done the second contractor says what the real problem was and my heat pump was replaced ($8000+).

Waiving the right to inspections can enhance the appeal of an offer but comes with a major risk to the buyer.

Utah is a sure bet on equity build, not so much cash flow however. 

If you're the kind of person that needs hard math and graphing to understand things, this is completely the book you need on building wealth through duplex living.If your wife is behind you in this idea, and can see it as a move to financial independence, congratulations, you're in the small minority, as I am.

I feel like I should be looking for bigger investments yet I’m comfortably investing in small multi family and single family homes here with high equity build potential but very low,if any, Cashflow. 

If your investment strategy is to AirBnb, you had better build into your approach legal risk, because if you buy assuming that you'll AirBnb, then the city passes ordinances to force you to long-term lease (VRBO... monthly, 6 month, or 12 month), you'll be screwed if you cant cash flow.So, AirBnb investors generally don't have staying power. 

My strategy has been buying a primary every year, and since 2017, it's helped me build a pretty great portfolio with the minimum down every year.