How much to put down depends on how much cash you will have in reserves and what your cash flow preference/tolerance is.

Certain things need to be redone for selling vs renting vs personal.

I am by no means a lawyer or CPA so take my advice with a grain of salt....but we personally do flips in one LLC, and rentals in another LLC.

Is it still doable to find something that cash flows, preferably not a condo? 

Seems like most rentals would be one year before someone leaves rather than the multiyear tenants that I would prefer.

House-hacking today often has to rely on much greater lifestyle sacrifice than what I personally did 10 years ago, and requires strategies that would make me uncomfortable like rent by the room, or using local laws that allow Short-Term rental only for owner-occupants. 

House hacking will also give you some personal "property management" experience.

I think a lot has to do with the algos on the OTAs giving preference to new builds which there have been a ton of in the area.  

In my experience, the water company will give the person paying the bill a credit for the overage caused by the leak.

Would our personal mortgages count against us for a cash out refinance?