Even then there are some requirements. 

I think they require inspections after like 15(ish) units...

Regarding the ones that require more money?

In general they aren't/shouldn't be doing the money side of things because many states require licensing for that. 

I'm seeking guidance regarding my initial rental property, which requires significant repairs.

You will have to put a higher down payment in order for you to meet the LTARV requirement. 

In other words, if you're not required to work 40+ hours for your job.

Im basically looking to buy a $1mm duplex in Chula Vista , 2 bed/ 1bath on each side owner occupy, and rent the other side. 3.5% down. 

Higher cash flow usually comes from properties that require more "hands-on" management due to the condition, location, and tenant base.

Theres tons of resources about finding lenders and investing with no cash if thats the route you want to take -- but you can also start out with wholesaling as well which requires no large sums and can get you exposed to great deals as well.