House hacking is an excellent strategy for beginners, and it sounds like you've done your research and are ready to take the next step.When evaluating your first investment property, here are some key factors to consider:• Location: Choose neighborhoods with high rental demand, low vacancy rates, and potential appreciation.• Property Condition: Assess property condition and potential renovation needs.• Rental Income: Determine potential rental income for each unit.• Expenses: Estimate operating expenses including property taxes, insurance, utilities, maintenance, vacancies, and property management fees.• Financing: Explore options like FHA loans, conventional loans, or portfolio loans.• Cash Flow Analysis: Use a tool or spreadsheet to calculate projected cash flow.Based on your estimate of $300 per month in cash flow, make sure to verify that this aligns with your financial goals and risk tolerance.

Pros better rates than DSCR and no prepayment penalties.2.

I have already gotten my living trust out of the way a while ago, so Seth said he would discount my contract.  

If so how much of a price discount would it take to account for the utility costs? 

The appraiser should generally try and rate those important characteristics in order.

. ($244K ish) This is obviously far better than any bank can give me with interests rates around 7.5% here non owner occupied.

Yet with rates higher and banks paying 5% ON CD'S why take the risk with such a low cap?

The lender would have had an appraiser issue a opinion of market rate rent for the apartment on your duplex so that's a start on what the rent should be.

Pricing - most bookkeepers I know are transitioning to flat rate pricing that includes software costs, based on the complication/volume of your business(es).

Depending on your situation, PMI may be higher and you may have a slightly higher rate.