Good catch there.  

Right now, I’m seeing max LTVs closer to 80% on purchases, though before COVID, we sometimes went up to 85%.Also, keep an eye out for lenders who promise amazing terms but demand large commitment fees upfront.

i understand a true duplex might be a lot more expensive, but i think it's at least worth continuing to research and keeping an eye on.and sticking to my original point, OOS can be tough. 

I'm thinking I could have someone manage the build as my eyes and ears when I'm working.

Aside from downpayment, you want to have a solid emergency fund in place, something that can cover unexpected repairs, vacancies, or any other random costs that pop up.I’d also recommend saving more than you think you'll need and keeping a close eye on your expenses.

Make sure you do your math correctly when analyzing property taxes…they will be eye opening.

The catch is she is retired and won't have income except SS, thus I would be paying for everything...the HOA, repairs, utilities, insurance, etc.

I have heard many times (from managers much smarter than me) that if you aren't getting as many eyes on your listing as you want, then you must lower the price!   

What changes did others incorporate into their leases that were influenced by this years tenant interactions? 

I have my eyes on New Haven, CT given its growing population and proximity to universities.