So in some ways, I may have a somewhat faster path in rental property growth as I won't be relying solely on a slow growth formula of the renters paying off my mortgages.I need to get my feet wet first though and take the plunge.

I highly recommend starting with personal properties and than renting them out you move out due to family growth, job location, etc.

I debated whether it was neccessary or not but realized it could help my business growth.  

Get to know your area's housing prices, job growth and go out and get them.Ask MANY questions here, and procure a lawyer of you do not understand a contract.Find a niche, whether it be wholesaling or buying to hold and collect rent.Good luck, Rachael.

It all comes down to doing the math, market analysis for rents and sales prices, financing or ability to access existing equity, jobs now and future job growth for renters within easy commute distance, increasing infrastructure between Front Royal and NoVA/DC for speculative significant appreciation, your investment philosophy (buy/hold vs fix/flip, desired return on investment, etc).Best of luck and keep us here at BP informed of your decision and the results!

Later when growth no longer makes sense I plan on paying debt down and expanding current income flow through renovations.

(although still a ways from you..)When you first said something about "green" buildings up in Mendo, I was about to crack the medical MJ joke, but sounds like you've really built (literally and figuratively) great sustainable growth around you, between the house and "organically" growing the sustainable model where you teach too.

I don't care to walk a grey line and risk anything w/ an IRS audit, but want to save as much $ as possible to throw back into more growth?

The town is in major growth mode with great schools. 

If you are a current investor, what are you seeing as far as market growth & demand?