Research any added insurance expense for yourself needed or desired when you have employees.

The sheer amount of topics and knowledge can be overwhelming so If anyone can narrow my search I would be extremely grateful.Some topics I know I need more info are:- VA Loan approval process- Living in Quad plex for 1 year then buying another investment property to move into.

I'm thinking between your fanatical approach to savings and cutting expenses for two years and their gift money for two years, you should have a big chunk of money where you can go after this concept on your own.

Concessions could be utilized in a greater percentage of transactions as buyers look to reduce out of pocket expenses or offset costs to their representatives in instances where seller paid buyer commissions are not an option.High level, in the immediate future I don't think too much changes (beyond mechanics) for spring transactions.

HML is expensive and it is only for 12 months. 

Instead your 'expense' is RECOUPED in your sale price once rehabbed.

That might work for a DP in your market, but you’ll need to consider additional reserves, expenses, maintenance, etc.

If you are wanting to take the time and expense to mail people, I'd spend DAYS scrubbing list of people to mail to.

How do I go about looking for multi family homes in this expensive climate? 

Despite the property's substantial equity, the rising costs have put me in a challenging financial situation, as my monthly expenses now exceed the rental income.