But the risk to the seller on this deal is immense you have a guy tying up a property who has no ability to close it and then sell it to whoever will give him money and that person could be nefarious get into title rip rents could give 2 craps about the sellers credit etc etc..

Looking forward to meeting you all virtually sometime, or in person on a visit to PT. 

People like to rent from a person not a 'brand', it's more personal.

Fast forward 2 years his landlord mentioned in passing he might sell the property; I was the first person on his mind.

If you have a chunk of money to get going I'd personally buy the biggest thing you can if you don't I think house hacking into a 4 plex is great. 

They paid their portion of the rent.I have found a lot of investors bring their personal or political feelings into the investing conversation. 

Raising your credit score will get you far better rates personally as well as with private lenders for your LLC. 

You now don't seem like the type of person most of us would accept a recommendation from.

@Malcolm Brown Are you planning to purchase a property in your personal name or via an LLC?

We recently relocated to Phoenix last summer and I'm starting to look for recommendations for local credit unions here in Phoenix which are trustworthy, low rates, personal touch, easy/simple to work with, etc.