I had moved more than 50 miles because of work and my FHA loan had a clause where I was automatically approved to buy a house with 3% down in that scenario.

He found a home that he loves in Texas but can’t get approved for a VA loan because he only has his pension as income. 

I am open to an FHA loan or house hacking and living in one of the units.

I would try first seller financing, then a bank loan, and then cash.

Use a 5% down conventional loan.

Is it a conventional loan or something else?  

I would like to continue this way, with a maximum of 10 loans taken at any given time.

I've been in mortgages since 2019, and since I only do DSCR loans, I don't bother marketing to California because cash flow is non-existent.$800k for a duplex is already ridiculous, but the cherry on top is $4,100 rent.

I would look Into creative financing or DSCR loan.

I will be in the same position with our latest acquisition, a building I bought with a commercial loan, in about three and a half years.Your intentions are a bit muddled in one place: you want to "sever the house" to make it a duplex and then "Airbnb or rent basement."