The economic growth appears to be following the C word (read: Cannabis) and while other economic factors lead me to believe the economy is diversifying the great influx of youth seem to be drawn to the lifestyle of the surrounding area.

I've also got a contractor I'd like to work with, with whom I have some limited experience.

Nina is passionate about real estate as one of the best investments over time and feels very fortunate to be living and working in this city of a culturally diverse population, unique architectural beauty, breathtaking historical buildings and museums, and astounding lifestyles. 

I contacted an agent to get a second opinion what her estimate was but they "scared" me a little with all these obligations terms and limits once I contact them.

I wish Milwaukee had a zoning board to limit or monitor rentals.

I have had several people lined up for viewings this entire week (I took advice from others the last time I listed my other apartment and really screened people prior to inviting them to see it, which limited the amount of overall people...thanks!) 

%20 hit for every acquisition is limiting my acquisitions to only 1-2 a year for properties under 170.

Do you want to be ahead of guideline changes limiting your acquisition opportunities, or risk getting that "oh sorry Mr Smith it looks like guidelines changed, loan denied" phone call?

Now that you have exhausted your Low Down Payment Options (Portfolio-Conventional and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now.Be alert, if you time it right you might be able to get down payment assistance/grants (I got $5,000 from a local program and used it to buy my interest rate down to 3.125% which is way below typical market rates for a Duplex).

IE pre lien notice in certified mail.. and filing of Lien within the statutory time limits  .we deal with it monthly frankly.. but of course we pay our subs and vendors.. and we do not do work for others.