I read it a couple of times to make sure I understood it, and i"ll probably read what you wrote a couple of times to make sure I understand it.All, I really appreciate the responses for this thread. 

So, come time to buy my first investment property Ill be competent in analyzing deals

The best banks that I have found based on your main concerns are smaller, regional, community sized banks. i realized imma go with amex for now bc there business credit cards are good, then if i make more ill switch to chase or maybe boa 

Try to pick things where replacement pieces are possible and easy. i ill add that I put in some games we really like as a family, they went missing over a couple of months.

Rarely do you see someone with perfect credit all of a sudden have a short-term hiccup (usually due to illness or something like that).

makes sense. so i actually did a 2-1 buydown FHA, i have a 800 credit score and locked in a 5.875% in today's market which is pretty damn good IMO... so the first year ill be at a 3.875% with about a $2350 monthly payment including prop tax/pmi/morg insurance/home owners insurance. lease is locked in for a year at $1400 a month which makes me only have to pocket roughly $1000. the way i see it, its cheaper than rent or mortgages in today's world!...

We are unable to meet our financial goals.I don't usually speak ill of anybody but we decided we needed to make an exception.So be forewarned, fellow investors - there are disgusting people out there, running predatory companies with zero ethics - that will prey on investors and mistreat them in the name of "PRIVATE" lenders, right here in the United States!!

Ill give you a prime example. 46218 is a war zone by most investors stand point but guess what Zip had the most cash transactions over the last 3 years......46218!

It is ill advised to make any improvements until the property is insured and goes without saying the property is not financeable. 

I normally list them with a tenant inside and if I cant get what I want after 2 weeks Ill drop the rent a little to get someone in.