Yes, that 3.5% down payment is amazing, but if you can boost it up to 5% and get a conventional mortgage, then you get to do away with PMI after proving you have 20% equity (I believe some mortgage lenders require 25% equity to dump PMI). 

The 2nd lien will not influence the 1st.

It may open their eyes to more properties for sale that would boost that ROI. 

I'd like to place extra emphasis on the 45 day time limit - which will be the biggest factor influencing your decision.If you have 285k of equity to play with, you're looking at either buying 1 larger multi-family property or several smaller properties, likely amounting to close to or in excess of $1M worth of property.   

I don't expect a boost in rent but I know for re sale it will be a plus.  

We're about to start buying small multi-family rentals, preferably those that need some rehab to boost rents. 

In just 20-30 minutes per day, you can get moving, get those creative juices flowing, improve your circulation, and boost your energy.

I feel this will give my family a great boost towards our dreams as well as setting up our children for financial freedom early. 

Books/audibles that have helped get the mindset and technicalities at this point are:Long Distance Real Estate Investing by @David Greene How to Win Friends and Influence People 12 Rules to LifeRich Dad Poor Dad Think and Grow Rich [GAME CHANGER]Might I add that I was never much of a reader...?!

No cultured marble since it scratches easily.LED lighting everywhere.Use a dark grout and use a grout sealer like Boost.