If you find yourself second guessing your own preparation or dealing with more difficult topics such as a cost segregation, then it is probably a great time to at least consult with a professional.

If you consider all the costs like interest and points, hard money will be more expensive in general in this case.

@Caitlin Lutenske-LoganI'm curious as to why you're interested in such an involved plan that has enormous set-up costs, as well as continuing management costs. 

30 year fixed, low interest rate DSCR BLANKET loans (put multiple 1-4 unit properties under one loan for cash out or for purchase).Ground Up Construction loans for aspiring developers with NO Experience100% Financing on Fix and Flips (just pay closing costs and prepaid taxes/insurance)Fix and Flip financing that requires no appraisalHELOCS on investment propertiesBuilder's Forwards (for medium to larger developers who want to hedge interest rates on their properties they plan to sell so they can offer "low builders rates").DSCR loans for long term AND short term rentals (I think this is becoming more and more common, but some people have still never heard of this).And so much more!  

@Doug Davis, I concur with the others above, you're going to have a helluva time acquiring an owner-occupied small multifamily, especially if your pre-approval/budget is around $300k-$400k, the main acquisition cost for many investors.

Abdul - Proof of Funds (POF) is used when making cash offers and is as simple as printing out your bank account balance showing that you have the money in your account/name to cover the cost of the purchase.  

(Not easy to do without experience I know) but that's where education comes into play.Finding motivated sellers, being able to communicate effectively, problem solving, understanding of market values, and an understanding of rehab cost.

Most of these homes are "as is", so if you aren't very familiar with the costs of potential problems that you can't physically see (foundation, septic, etc.), this may not be a good place for you to source. 

Pretty much everything I've looked at either:A) doesn't cash flow for about 15 yearsB) would cash flow if you bought it with cash, but at that point you could get much better returns investing that money elsewhereEven looking at house hacking it seems that the savings on rent (about 2.5k/month median) are outweighed by the significantly higher cost of purchasing property.

It would be a case by case but with increased rehab costs, commissions, closing, I’m seeing 70% you may have to leave some money in the deal.