I am looking to buy my first property for myself to live in so I can cut the cost of rent.

I don't know what your local code is, but if you have to loop them there's nothing easier than cutting the copper on both sides and looping it with a Sharkbite or similar push-fitting repair line.

Ultimately there is no way to stop this but you can use process of elimination to cut down on getting the ones from all the morons (as I call them).

So getting one mortgage on a property I already own instead of two on new purchases went much easier with the bank and also cut my closing cost in half!

I under cut market prices and give people more than they expect.

My thoughts starting out are to purchase a duplex, rent out one unit to supplement my mortgage cost, live in the other until I can make a move to a more permanent home, then rent out both units.

Think about property taxes ( after year one of purchase: prepare for California supplemental property tax) .

I usually get 14 so my private lender has enough time to get the time and sit down with me so we can talk, and cut me a check. 

No income for 2016 tax year, loss calculated.If I don't get tax filed by cut off date, would Uncle Sam be penalising me for that?

I understand that financing the entire deal cuts into my cashflow with a higher mortgage.