She had a call with quicken loans and they told her on an owner-occupied 4-unit, she had to put 25% down. 

But FHA requires me to occupy home within 60 days.

One of the options I have is to do cash out refinance on my current duplex where we live (owe $100k at 4.25% on 200k house which will then go from owner occupied to full rental when moving into the new house).

I just called my banker this morning and locked in a 30 year 3.375% fixed on my owner occupied duplex.

I was recently searching on Zillow for multifamily units to buy-and-hold in the midwest.I often agents stating "currently occupied" or similar.

We've come across a few like that that didn't specify no hard money or HELOCs, but didn't allow non-owner occupied offers for a certain number of days.

@Nitin Suma  Check your local laws to see if there is a cap on how much you can raise the rent for an occupied unit. 

I plan on living in a home and doing a rent by the room. Should I do the landlording myself or just hire a property manager?
I have a W2 job (40-80 hours a week) and a Real Estate business (getting close to quitting ...

Currently a jurisdiction can mandate a property with a JADU have a unit on the property be occupied by the owner.  

I'll be speaking to FHA/Fannie Mae/Freddie Mac types of loans.In these worlds, homes fall into 3 categories - primary homes, secondary homes, and investment properties.A primary home is one that you intend to occupy.