If the answer is "NO", then I have MATHEMATICALLY proven you wrong.

Strengths:  People skills, carpentry, gifted (IQ), career is math teacher, love analyzing deals, pretty good instincts with numbers, etc, lots of experience flipping home owner houses (hired by others to renovate bathrooms, kitchens, and have done whole house gut renos), degree in mathematics and interior design, basically skilled at making profit for not a lot of $$, knows what neighborhood I want to buyWeakness:  not a lot in savings, not clear judgement who is a good lender or agent (easily ‘fooled’), credit isn’t strong either because I just went through a divorceWhat do you suggest?  

@Danny McGreevyPutting down a smaller amount and investing providing you have some hold time is mathematically better.

I have proven this mathematically in previous posts.A good lesson for you all to learn is to fact check everything you see using logic and common sense.Good luck my man.

From a strictly mathematical standpoint, you have debt on the house at 4.8%.

If we rope the expense in with rent and assuming 20% down you’ll see appreciation gain of 20% year one reducing to 4% at year 30.You should build a better mathematical model before your purchase but at slightly negative on cash flow, I am expecting returns of 13% over the first 8 years with an 8.5% interest rate on the mortgage.

For those who might be mathematically challenged, let's break this down...You just said that a professional tenant could live in your unit for 18-36 months before you can evict them and it could cost "easily...10 times" the $15K price of training. 

But they were just mathematical speculations on the success of mortgage bonds as a whole.

I have BS degrees in Computer Science and Mathematics and am currently a software engineer.

It is a very complex mathematical system that we investors need to be keenly aware of.