There are more listings to choose from now than any other time in nearly a decade.

There are quite a number of things that can make utilizing an FHA loan more difficult such as more barriers during appraisal, appearance of low qualification/little cash, typically longer closing period, likely higher interest rate, and PMI cannot be dropped without a refinance if 3.5% down.That said, just chain 5% down conventional loans, and make sure your duplexes pay for themselves.  

can you refinance at the end of an interest only loan into another interest only loan?

It is a great time to buy.   

If you tie the bonus to early renewals, a bad employee will renew bad tenants just to earn a quick buck.

One bad tenant , one sewer line replacement and you will be wiping out any reserves quickly .  

I recently joined the forum and would like to quickly list my requirements without much ado.1.

I want to invest it wisely so that a part of it is used for my living expenses and the remainder invested in RE producing cash flow and appreciating over time.

No...there are many reasons why installing it over the carpet will prove to be a nightmare in a relatively short period. 

We don't see the level of demand that we had in 2021, but we haven't had much turnover, and we've rented quickly each time we've gone to market.Next year, we'd really like to cash-out refi or 1031 exchange some high equity properties and buy our first (large for us) 30-50 unit (1978+) multi-family.