I have been pre-approved for an FHA loan of 3.5% up to $515,250 for a duplex (looking for at least a 4bd/2ba), and based on HOA fees, I've been approved for about $450,000 for a condo (looking for at least a 1bd/1ba).My plan for the long-term is to own the property for at least 15-20 years. 

You'll also want to register that entity in the State in which you plan to buy property.

My plan is to move out in two years after I qualify for the possible capital gain tax exclusion so then I can either decide to keep it for 3 additional years (or maybe longer, and forgo the exclusion)and move the home into a LLC.

You can get access for free with a BP Pro plan to try it out. https://inveloapp.com/bigger-pockets/As for straight mail houses, you can check out Open Letter Marketing.

Hello,  Does anyone know of an architect in the Cleveland area, specifically Westlake that can draw plans for a home remodel?

A cost segregation study is a strategic tax planning tool that separates the assets that have a shorter useful life and can be depreciated over 5, 7 and 15 years from the residential rental property or nonresidential real property that are depreciated over 27.5 and 39 years, respectively.

My team closed on a brand new construction 4plex this week in a master-planned community near Lackland and Medina Airbase.

You can also accomplish some of the same functions for your Series LLC by implementing an Agent Trust.The Land Trust is an inter vivos trust, an estate planning tool, and so they are created to synergize with your living trust.

They are planning a cash out refi (which is non taxable) which I'm including the reinvestment into the IRR. 

I am trying to learn as much as possible now with a plan to buy an investment property sometime in the next 12 months.