We're aiming to build an empire that can weather any market storm and stand the test of time.

You can actually start studying before you are 18 so that you are ready to take and pass the test soon after you have your birthday.My guess is that at 18 it will not be easy, but don't let that stop you. 

So few starting investors do.First I would urge you to sanity-test ALL your assumptions (like "10% reserve for vacancy, PM, and Capex" and "5% for repairs") by speaking with experienced investors in your market with similar properties.

I want to offer in the ball park of $370,00o to test waters have them meet me in the middle around 390,000 with a fixed rate 30 year 6.75%.

This is not a matter of opinion, this is based on a ton of research testing and evaluating.You don't just "give" your website when a seller asks. 1) They are not going to ask.

I know that sounds harsh, but there are HUD actually is out there sending people out testing to see if we are treating every application fairly.  

I wouldn't send a plumber for a smell test unless absolutely necessary.

To go on further,As a test, I hung a mailbox (along side with my tenant's mailboxes), clearly labeled it with the building address, and sent a test letter.

Test it.

Advani highlights the importance of sustainable building practices and innovative design in creating properties that stand the test of time and attract premium tenants and buyers.Long-term Investment StrategiesInvesting in real estate is not a get-rich-quick scheme but a journey towards long-term financial growth.