-I have access to a below market variable rate (currently at floor of 2.75%; cap is 10%) loan that only requires 10% down through my employer for a purchase of a new residence.I'm trying to plan out the best financial moves going forward. 

I want to improve my cash flow, I live in a rental spending 1,500/mo on rent, I'd like to get my spend to less than 1K, I'm single, no kids so it's easy for me to move and I can get by with something small, but don't want Condos/HOA   I would also like to eventually house hack with a four plex, living in one of the units.   

There are very unique opportunities like working with government to build and provide housing, or create a business that renovates rentals for individuals with physical disabilities... flats with wider doorways, handicap accessible bathrooms, lower counter tops, etc. 

And the connections I am making seem genuine and accessible.

I just started reaching out to leads this month and other investors/real estate professionals and it's been a great experience so far.I think it's important to establish a system that you can track, budget, and improve.

my suspicion (I havent gotten access yet) is that these three small cottage style rentals are not on seperate meters, and owner is paying utilities... therefore got solar... which I dont like... in Ca... people blast AC and behave like kids with their power if they arent paying it... 

Forced appreciation is a big factor as landlords improve their properties and raise rents or just flip.We all play a similar game in lower cost markets but the barriers to entry are lower, the appreciation is lower, and the cash flow is higher, allowing smaller investors the opportunity to get in the game.If I was very wealthy I probably still wouldn’t invest in higher cost markets because I lack the knowledge to be successful.

Scenario A (typical) - $500k duplex-$125k down-$375k mortgage at 4.6%Scenario B (modular financing) - $500k duplex-$125k down-$260k mortgage at 4.6%-$75k HELOC on primary residence-$40k loan against 401(k) (technically this would be $165k down, but you get the point)In scenario A, paying off the mortgage quickly makes zero improvement on cashflow until you pay it off completely, or refinance, and there's no point in that if your rate is locked in lower than current(or future) market rates.Scenario B could involve higher interest rates on the HELOC and the 401k loan, but you have multiple, simple, easy options for increasing your cashflow, and then you don't end up playing as much in the overpriced, volatile stock market.

I have friends in the area who are renting out bedrooms for $400 per month in an apartment so it seems like just another way to improve the cash flow of the property. 

In addition, I think there is still a lot of opportunity for improving the product.BTW I recently looked at Mileage IQ and other competitors in the Apple store.