Because of your situation you should seriously and as a matter of urgency consider the FHA 3.5 % downpayment for owner occupied  triplex or quadruplex purchase.you could also benefit from rehab loan if you need to fix the property and hold to generate rental cashflow from this multiplex investment property. at the end of the day you wont  even need to spend half or your 20k.  

Last month my wife and I successfully bought two duplexes in 27 days, increased our net worth $70k-$80k, and after 1 is rehabbed will generate over $2k in gross rental income.  

In the short term with an estimated $50k contract work, mortgage payment, and missing out on rent from living in one unit, there will be no positive cash flow being generated.

Our goal is to move away from away from cubicle dwelling and generate cash flow and returns from real estate.

To do so at the rate I want to, and without significantly reducing our modest lifestyle, I need feel that I need to also focus on doing a few SFR flips through the year to generate additional funds, to help accelerate the velocity of my buy and hold property acquisition program.Therein is where I find the rub.

I got some major new equipment for paying 2 tiny service call fees.  

I looked at a mailing list generated for 2 of the zip codes there and was surprised how many homes are owned outright or have been owned by the same person for many years.  

Once you generate enough capital you can opt to purchase MFR without help of hard money lender or continue to flip properties using your own money removing the hard money lender from the equation.

I am looking to invest some of my profits this year in income generating real estate in South Florida.As I am new, I am limited in fund and borrowing ability.  

Even MLS generated CMA's from realtors.