@Michael Cavitolo you should use an FHA loan to buy a multifamily and house hack.
Buy, buy, buy! It's like the stock market; you're better off buying in as soon as you can rather than waiting for the "right time." I recently found a client a duplex with a possible 3rd unit for only 26k down, 45k all in. IN LOS ANGELES COUNTY!! If you understand where to look and how to evaluate a good investment property, there are places out there!