I was originally opposed to the use of a hard money lender because rates can be so high, but seeing examples of ways to implement it makes sense and I wish I payed more attention when reading/hearing about them.

My son has special medical needs, and as he grows he will need a specialized van to go on longer trips. 

Any actually in the case of the lead based paint disclosure, it is the Seller who is required to execute that, and would also be liable.Of course, education and paying attention to what you are doing are your best prevention.

Lenders that sell their loans today are also taking part in what they call CMBS 2.0 (post 2007 underwriting criteria, where it is very common to see certain terms and conditions implemented for the additional security of the bondholders, and the increased risk of the Borrower (you)).The one thing that I see over and over – even with some of the biggest players in the market, is this: Investors spend a lot of time and attention on the due diligence of the property, economics affecting property performance, property management, repositioning, and on closing the loan - - and NOT AS MUCH ATTENTION IS USED TO PREPARE FOR THIS ENTRY INTO THE FINANCIAL MARKETS, (WHERE THEY WILL BE RESIDING FOR UP TO TEN YEARS) AND HOW IT CAN ADVERSELY AFFECT THEIR RETURNS.

The few I've encountered in doing some cursory initial research have had rates higher than the mid 5's you mentioned so your post definitely caught my attention.

I am curious to get some opinions on where to focus my attention over the next 2-7 years, i.e.

I'm an Army vet myself (medically retired last year) and my brother is a C-17 pilot.This is slightly off topic, but one of the best things I did in my career was every time I got a raise or promotion, I socked that money away because I figured I lived on that pay last year, I can this year, too. 

Focus your attention on:1/Finding a good deal2/Veting good section 8 ppty managers. 3/Send them the deals and find out if it will be a good fit for you

I’m pretty familiar with the area as I used to drive for a living for a long-time in the medical field and I’m just a naturally curious person.We’re also looking for Hard Money lenders if there are any fellow Arizonans out there that can point us in the right direction about said lenders we would really appreciate it!

I find at least in my area it usually doesn't produce quality leads that have stable income and clean eviction record.2) I pay particular attention to market rents and what mine is.