You've shared so many gems and described a realistic depiction of purchasing an investment property. 

I signed my purchase agreement, the rates came down today to 6.625 which I locked in for.

(Which you could also then do with your new purchase in 2 years.

So, if you start with a duplex, your next purchase could be a triplex or fourplex.

If you provide your credit score, purchase price,  estimated down payment, property type, occupancy type and desired term, then most lenders should be able to provide you with their current interest rate, any associated points or lender credits for the rate provided, and their total origination fees.   

We would prefer to jump into the market with a duplex, triplex or quad as our first purchase. 

I’m pretty busy with my job as it’s a 24/7 industry, I don’t have time to handle aggressively hunting for off market deals however I could still do it with mailers, as I’m in no rush to purchase right away.

By purchasing a multi-unit property, living in one unit, and renting out the others, you can cover your mortgage payments and start building equity while gaining rental income.

I purchased the property from the Shelby County Land bank. 

I would also suggest finding a 100% LTC (loan to cost) lender that will fund all of your rehab and all of your purchase.