I do have a rental property in Abingdon (Bel Air schools) and it's cash flowing nicely- however it used to be my primary residence, paid a lot of it off, refinanced to get the payment lower. 

But some time if you have higher score its good to go with conventional loan because you may get lower MI depend on your loan scenario. 

In addition the real estate investment journey in flipping/whole tailing (no deals to date, still on the hunting mission, we’ll get there), my wife and I are considering moving out of our home (70% Ltv, been our homestead for >3yrs), getting rid of PMI to lower mortgage payment then renting it out as a positive cash flowing long term investment and buying/moving into a new home then rinse repeat in another 2 years.

I agree you generally need to seek out a lower priced area if you want it to cash flow. 

Lower unit is 3 bedrooms; upper units 1 bedroom each.

They are obligated to give their best efforts in representing your best interests - which yes could be a lower purchase price.

Converting a primary residence to an investment property can be done but you will probably have to accept lower cash flows.

Upper main roof first half replaced 8 years ago, second half replaced last year, and lower roof was replaced last month.4 Separate Crown Aruba Gas Boilers, regularly serviced and approximately 20 years old. 4 Separate Gas hot water heater (ages vary)Washer Dryer hookups available in basement for coin laundry for additional incomeExterior painted two years agoShingle sidingProperty just passed state inspectionReplacement energy efficient windowsPurchase Price: $210kAppraised Value: $285kProperty Type: Quadplex/Turnkey tenants in placeArea: BUnits: 1-3BR, 3-1BRRental Income: $3365 Per Month / $40,380 per year (rents can be raised 5% upon lease renewals)Utilities: Separately metered, each tenant pays their own gas and electricHouse Utilities: Common area utilities are about $20.00 per monthWater/Sewer: Landlord pays $1500 per yearProperty Taxes: $7855 per yearInsurance: $2500 per yearLandscaping/Snow removal: $1221.00Vacancy: ???

As others alluded to, I'd look into some longer-term loans (30 year amortization) and options with lower rates.

Usually the greater the financing, the greater the return as your investment is lower.