So to touch on the subject of my post, I got to mow the grass at my duplex and cut down 5 foot tall weeds, because my mower has apparently not shown up and I got a call from the chief of police on Friday, yay!

IF/when we ever run out of conventional 20% DP buyers, sellers wont have the luxury of being able to choose their preferred financing so the low DP FHA buyers will increase in market share. unless the macro perspective changes or we have a flood of new housing inventory, I don't see things changing any time soon. even then, the FED has taken drastic measures to prop up our economy since the start of the pandemic, who's to say they won't continue doing so. 40 year mortgages could be a thing of the future to help affordability once interest rates go back up - https://www.housingwire.com/ar...

This goes on.I finally get so fed up that I serve him ($$) with an eviction notice for breach of lease.

The idea of buying hundreds or thousands of Single Family Homes is a nightmare that Black Rock and the Hedge Funds are able to do with the Fed's Zero Interest Money and either Loan it at 3% or buy thousands of SFH's to net 3%.

Keep in mind that the grass is never greener : )  Not sure why you are making this move but first and foremost be sure it is for the right reasons. 

We do know though that the Fed is keeping rates low, and the inventory (at least in my market) remains low in comparison to the demand. 

I asked him for notice in writing and after a little back and forth with the "he said, she said" I got fed up and just terminated the lease myself with 30 days notice lacking anything in writing from either tenant.

I’m cutting the grass, changing the lightbulbs, maintaining the common areas and doing the occasional deep clean in a nice property that they live in.

@Karan Johar very sorry to hear this but this ALWAYS happens with Pen Fed....and frankly with a lot of lenders that say they can do this but they cannot. 

start by driving around areas in your town you would want to invest. find houses that look like they need work (bad roof, bad siding, long grass, etc) and look them up on the tax assessor website. try to get in touch with them (facebook, google, etc) and see if they want to sell. research rents and comps in the area and make sure your purchase price and after repair value will work as a cash flowing property. this is the cheapest and easiest way to start.