thank you all very much, guys. 

Why are you losing money just to keep this guy?

They made the store nice(on their dime).

It’s so nice to meet a fellow newbie investor in the area!

A quick check for your max loan payment a lender will allow is to divide your rent/1.1 that number is around what the max loan payment will be by the lender.All very good points,Yes was just using 15 year as an example but yes we will definitely be doing the 30 year to make the monthly payments smaller.We understand that from being homeowners.With the seasoning period that is a very good thing to keep in mind.It proves a point that buying a property in all cash might be more safe and beneficial for us then using a hard money loan as during that waiting period it would nice to not be charged fees and interest on a hard money loan.Correct we plan to rehab.Now do some investors buy the house in cash and then use a hard money loan for the rehab portion? 

A nice but expensive duplex on a beach or in an expensive area might be ideal, if you can swing the other half out of personal funds. 

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

I've worked with some Canadians buying  here in Ohio.Indeed, rather than selling your stocks to fund investments (and lose out on any potential price appreciation and dividend payments, as well as incurring capital gains taxes), a nice alternative is to borrow against some percentage of the holdings.You would start with the brokerage where you hold the stocks and see what their loan program looks like for the account you hold. 

I'm not an "IUL Guy" or a "WL Guy".

A lot of times you don't know what the big box guys are going to refer to you.