I have 1 rental property that is a duplex as a house hack and the tenant that has been living there for about 3 months now is giving me some problems(not anything that cant be talked about and solved over conversation...

David's book is great, but it's still hard to get started out of state. 

It took close to 15+ years, but states are finally catching on that the majority of loans are no longer held by banks and by non-bank lenders who are selling them off to private equity and other non-bank funds including individuals and they are starting to hear about the shady stuff going around.Regarding straight sub-to and banks calling loans etc., this I think is longer term implosions as I am seeing people who absolutely should not be buying a home as they have no money buy them sub-to because of little down payment and will eventually lose the property and that is when many whose mortgages are still on the property come out and sue.

I found that most of recommendations to buy a duplex emphasis on positive cashflow or match with simple 1% rule to start with.

You can start counting your hours once the property is under contract.

Rents will likely start to increase again in 2025 is my thought, but you probably can't wait until then to buy as home prices will have moved up again.   

@Stephen Burch VA loan would be a great tool to use to start your investment journey!

You may want to branch out and start looking for private lenders to help fund your deals. 

We’ve given a 3-day notice to pay or quit and she hasn’t paid, which means we can now start the eviction process.

Yes, eventually he did, although the terms was not favorable and I would’ve just been settling.