But it seems FHA limits the residency to 4 units, but I would like to maximize my first investment by  getting into a 7-10 unit building and use the NOI after debt servicing to grow my portfolio.

Points are just another way, another shinny object for the lender to maximize profits on your loan.

So I feel comfortable buying it at the right price.

I would suggest focusing more on the process, instead of finding the "perfect deal" so you can learn and get comfortable with how each step works.

If you aren't comfortable going that route, go by a couple local Home Depot stores and you should find guys and trucks out there who can help (I found a handyman that way buying flooring one Saturday morning).If all else fails, there are apps (my neighbor showed me one called Handy) which you can literally book a handyman to come by and fix practically anything.

@Billy Archer, I should have partnered, but I always feel most comfortable messing up when it's my time and money on the line.

Beyond that, I'd be comfortable using the $ to invest.The BRRR deals I do in affordable markets only usually require maybe 5K of my own cash.

I have had seen  some properties but their out of my comfortable price range how do I change that?

I stay within a 50 mile radius of home, for my own comfort. 

At the end of the day, I see my first investment being a place I'd be comfortable calling home in some respect as well as a "good move".