There are quite a number of things that can make utilizing an FHA loan more difficult such as more barriers during appraisal, appearance of low qualification/little cash, typically longer closing period, likely higher interest rate, and PMI cannot be dropped without a refinance if 3.5% down.That said, just chain 5% down conventional loans, and make sure your duplexes pay for themselves.  

I know I could put furniture on 0% interest credit cards, but I would need 2+ years to pay it off and I don't want to have to jump through hoops to cycle a balance onto new cards. 

Hot tubs pay for themselves.  

Does anyone know of any real estate brokers in California that offers the MLS-only membership as I don't want to pay all the extra fees to be a part of CAR/NAR.

You can too, without being a wholesaler or an agent.You can walk into a mall to a jewelry store and buy gold, which is simple, but you pay a huge markup.

The guests refused to pay.  

In major cities I can get someone out for emergency service typically same day, even if I have to pay overtime for after hours work.

When your tenant stops paying and communicating, who will knock on the door to see if they still live there?

We almost went with a loan that we have to pay all the cost upfront and then get reimbursed on the back end and that was just not something we were willing to do.

Determine at what percentage of completion you'll pay for work done. i.e.