I agree that I need someone with experience, that is one of the main reasons I joined the forum.

I know in Philadelphia if I had a 2 BR house it would be viewed favorably by tenants who are seeking 2 BR living situations because most inventory will be apartment style living and for this reason would achieve a rent premium.

I have sold some properties years ago on lease options where the tenant buyers actually exercise their right and purchased the property. ( I was in the deed.)The reason I am concerned to tie another person’s property up  with the lease option is that people can change their mind, as in the seller.  

Basically they'll come up with reasons as to why the "guarantee" doesn't apply to your situation. 

Negotiating Price: What’s a reasonable offer given the current income and potential for more?

There is a good chance that if you put your primary home into an LLC, you'd most likely lose that exclusion.Is there a particular reason you are considering making this LLC?

The whole reason they are there is to make sure work is done right.  

I think courses are great as long as they are reasonably priced (think $500 or less).

Bottom line is buy as big as you can reasonably buy once you are out of small multifamily. 

Finding durable products at reasonable costs.