After we increase the SFH rent to market value and rent out the apartment, we will cashflow $150 after all expenses, capx, and reserves.

Even if you could buy a duplex with low money down (3.5% FHA), you need reserves of 10k to be safe so until you have money for the downpayment at 3.5%, closing costs, and reserves, just learn and save money.

Hey @Alonso Fernandez Maldonado, I wouldn't recommend getting into anything until you have enough in reserves to cover a few unexpected emergencies.

If you can live in it, plus save that much for reserves AND get a 12% CoC while cash flowing I would call that a very successful house hack. 

I have on two recent occasions come across HOA CCR's that are so Draconian in nature, that if faithfully observed, completely block househacking as a strategy.

How to factor in the nature of maintenance -- the veteran DIY fixer is always going to spend less than the guy who doesn't know what a scope of work is relying on a property manager to hire preferred contractors who are kicking back to the PM, the incompetent DIYer is always going to spend more than the competent one, the guy fifteen states away with no boots on the group managing major rehabs remotely is always going to get the shaft.4.

I want to make it second nature when i'm analyzing and i think i have a long way to go. 

Real estate commissions, short to long term capital gains if you do not 1031,legal fees, etc.The exit cap rate usually depend on tenant mix just as much as location (nation, regional, mom and pop) in nature.  

If something is hard to understand just lean into it and network and study and talk with your family/friends and you will naturally learn.

Don't put more down than you have to so that you have reserves and available capital for another deal when it comes along.Good luck.