You'll also need $10k-$20k for closing costs and other items on normal loans, as well as 3-6 months of reserves (PITIA) for the majority of lenders. 

Well worth the money.

If I am hell bent on renting by the room (I don't think that is a good LONG-TERM strategy, will elaborate later), I can do that on both sides of my duplex as well.  

In my area (DFW), we're seeing that smaller, one-story office is doing well. 

I myself am also trying to learn more about seller financing and you seem to be well educated so just what I wondered about your proposition!

One other tenant occasionally has loud noise as well, about every other month.

Historically, it has shown more stability than office/retail but isn’t immune to broader economic cycles.Future Outlook: Over the next 5 years, demand should stay solid for well-located industrial space, but interest rates and economic slowdowns could impact pricing.

I am no expert and just do what I am told.  

Well said Jennifer!

We stick to high quality neighborhoods and homes and are doing really well with it.