Purchase price: $45,000 Cash invested: $1,0001400sq single family that had been half converted into a top/bottom duplex.

Also a detached garage is there with 1 bedroom that we could convert into 3rd ADU.. this is in San Diego county

You may have to either keep dropping price or convert your financing, if possible, to a more loan-term, lower-rate typed of financing in order to stop the bleeding.

( I do plan to do the BRRRR  method but I also want to try and convert a Single family home to a multi family home or convert the  garage to an ADU if the layout makes sense.

Many are IO for 10 years and then convert to an amortizing mortgage.

We will be converting units from  3/1.5 to 3/2 and complete cosmetic upgrade.

For example, maybe Boise doesn’t have great numbers on rentals but has good flip opportunities.Lastly what do folks think about buying a house we want to live in eventually, renting it for a few years to offset the mortgage, and down the road once we build up some equity using that to buy rentals.

As-is most of the investors I know are picking up properties at 1% rent to value in these areas, but if you're willing to do a light cosmetic upgrade, or convert a garage and get approved for section 8 a 1.5% goal isn't too wild! 

Convert to duplex.

That will allow you to eventually move in to the sfr of your dreams.