The reason I am using cash is because I am not working anymore...I have been working 10 to 12 hrs a day 6 to 7 days a week for the past 4 years.

Currently I am using Quicken Loans, and Bank of Louisiana, but would like to shop around.

I am using Facebook ads and Google AdWords to market for motivated sellers.

I am going to owner occupy the 2 bedroom unit and that will be in the purchase agreement for it to be vacant upon closing, I am using FHA financing, The current seller loves the 2 tenants renting the 3 bedrooms and was very relieved when he heard I wanted the 2 bedroom vacant, I'm hoping the current long term tenants have done there research and expect the rents to be raised because they have been there for 10 years and 20 years, Each unit just has separate washer N dryer hook ups, one of the 3 bedrooms has a garage bay and storage included in the rent (640-690/month) and the other 3 bedroom has a large storage unit included in the rent (640-690/mo) I would like to get at least 1k/mo per unit which would make the place cashflow, mortgage will be 1400-1500/mo which includes everything insurance, pmi, taxes etc.

I am using a title company that will prepare the deed, so I really don't need an attorney for that.

The lender I am using is great and may be ale to shed some hard numbers on this for you.

But yes, I am using a lender. 

I personally would never loan money there ..but that's me I am used to deed of trust states and quick foreclosure time lines.

Negative - prime plus 1.5% is much higher than what I am used to getting for clients.Prime plus 1.5% might be a deal breaker in my mind. 

I am using a site called rentometer and I like it.