Oh , she drives a 2022 suburban which the baby daddy co signed on ( $47,000 )  THIS IS WHATS WRONG WITH  OUR SYSTEM 

One thing to be aware of is the FHA multifamily self-sufficiency calculation which determines if a property can generate enough rental income to cover its mortgage payments.

True, but (a) they were typically experienced investors, and (b) today's market includes record prices and high mortgage rates, which is a double whammy. 

This allows you to purchase a place at 5% down and renovate as you need to.

Would the info you provided still be the same?

If the tenant is claiming to be living in a hotel, she may try to get you to reimburse for that cost unless section 8 has a new process to reimburse them for this... which sounds absurd but I'll let you deduce whether or not you're dealing with someone who is used to paying for things out of their own pocket. 

Pro Tip: Ask an insurance agent what your rate will be before you make that offer.

I wouldn't think it would take a private lender (which is much higher priced) than a typical mortgage broker's rates.Is there a reason you think you need a private lender?  

and where you could start with a house hack... which is the best and most powerful way to get started.now, should you buy a random, 'cheap' (supposedly) property in some random market you may never live in or have any connection to, before you're settled, just to own an investment property? 

This is obviously much better than $1,400 per month.On top of that, you will now get 2x the depreciation write-off so your taxes should go down.On top of that, you will now get 2x the appreciation when real estate price go up.On top of that, your tenants are helping you pay down the loan, initially at about $100/mo for both properties, which gradually gets better and better.On top of that, you now have more units so if one or two goes vacant, you have more renters covering the losses of the vacant units.If you want to keep these properties, I would do a cash-out refi and go buy more rental real estate.