Here's how it looks:99% of investors strategy (if house hacking muti-units)Purchase #1- 3.5% FHAPurchase #2- 15% ConventionalTotal % down 18.5%The savvy well informed investor's strategyPurchase #1- 5% ConventionalPurchase #2- 3.5 FHATotal % down 8.5%I'm sure you were not given this advice because 99% of LO's are not investor friendly and they simply do not know this option exists. 

Google is your friend: This is just one:http://www.successrealestateschool.com/real-estate-license/tennessee-requirements.php

So go find someone (private lender or friend) that will give you money cheaper.

If it were me, I would get some comps of other similar duplexes, if possible from a realtor friend, or you can search online for properties around you, what they recently sold for.

I found at this time of year renting out room by room has been much easier than trying to rent a 2 bedroom unit to a couple or 2 friends. 

I have a dear friend (a realtor who lest that business in the recession) who now works for a foster care agency.

I have family and friends out there and they may also be interested in renting short & long term. 

He likes the arrangement so well he has told his friends about it.

Jersey is a tenant friendly state and you can cost yourself thousands without making the right choice in a tenant 

I have 2 friends who bought 2 - 2 bedroom condos in that area.