Of course "hoping" rates will come down is not a sound strategy so finding a way to assume a loan that already took advantage of low rates is a great option.If you were starting over and targeted a large SFH, would you try to maintain the property in a way that would still attract regular homebuyers (not investors) if you needed to sell?

You could also get a line of credit for about $150k (you should be able to borrow 75% of the value.)The reason I suggest this is…1) you save $40-$60k in selling costs. 2) you have a lower blended interest rate (2/3rds at 3.25% and 1/3rd at 7 or 8% instead of the whole $500k at 7 or 8%) saving you another $1k/mo in interest. 3) you only pay interest on that $150k when you actually use it, not from day 1  Unless you hate this property, or want to buy something you can’t afford without selling, that would be my plan.

They offer affordable coverage and make the often-confusing world of insurance so much easier to understand (which, let’s be honest, can be a headache to navigate 😅).

•One-year rental restrictions aren’t necessarily a dealbreaker if you can afford to cover association fees for that time or live in the unit while making upgrades.2.

Most of the buyers are just regular folks looking for a home, so they are not at all thinking about cap rates. 

Suburbs like Sandy Springs, Roswell, and Alpharetta are popular for their strong demand and rising property values, while areas like Southwest Atlanta and East Atlanta offer more affordable properties with solid rental yields.

Since I focus on cash flow, I already have the benefits afforded to real estate.

Way way too often Mrs. wants to stay, but realistically can't afford to stay with one income....and it is just a downhill disaster finacially the longer they stay.   

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.  

Plus, compared to other parts of Florida, the Panhandle is still relatively affordable, making it a great option for first-time investors or those looking to diversify their portfolio.Another huge perk is Florida’s no state income tax and landlord-friendly laws, which make it easier to manage and profit from rental properties.