I'm also seeing more and more furnished units on Zillow and even apartments.com.

I think (emphasis on think) I have found a deal for me but here is my situation: I am a recent college grad with no 2 year income (just yet) and I came across this property inHamilton, NJ, in which i need between 100k - 144k after all costs (rehab, closing, 20% down payment) I do not have this money as a 22 year old, so I naturally wanted to get an FHA loan but the problem is, its a quadplex that has all units occupied, so i cant really live here because there would be no space, unless there is a way around this.

Can a 12 Unit Multi-Family property be offered for sale according to residential property rates and not NOI ?

All of my 3/1 units have a couple either by themselves or a few have one child.

I own 9-units all throughout and buying more in this month.

For example, if your goal is to have steady income coming in, you could also explore the idea of simply renting out the single family home while you move into one of the units in your 2-family property (if you can). 

Even if this is allowed, I recommend placing a traditional tenant who does not intend to sublease the unit to mitigate risk.  

I just heard back from the bank and her response to my inquiry I emailed and said"I'm not finding any information that the adverse market refinance fee is still active, I've only found information to the contrary.Linked article from The Federal Housing Finance Agency mentioning the fee has been done away with as of August 1, 2021"Her response"You are correct, no hit for Cash out on primary residence, that has gone away but we do have adjusters for Loan to value and cash out loan to value along with credit score and 2-4 unit"This is problematic to me on so many levels, why was she willing to increase my interest rate based on her ignorance, who is watching and making sure these lenders are doing the right thing?

Quote from @Andrew Steffens: I agree for a mom and pop 1-3 unit operator. 

For my first 2.5 years my average cash flow per unit was only about $175/door.