My goal is to start with single family or small multiple family rental properties.

At the same time, if you insulated and sealed it good you could keep it above freezing with a small electric space heater. 

Having the same flooring in the kitchen is visually cohesive, good in the small space.

I'd like to buy a small townhome to start my investing, but I do not own a house myself, I feel like if I do not do it before buying my own home, I wont do it because I'll invest everything we have in our house leaving nothing left for investing.We actually pay 1200, and we can possibly buy a 70-90K property that can yield 1000/mo.Some friends have advised us to buy a property, live it and then rent it, but we are not sure.What are your opinions?

Small apartment complexes could be something that attacks you. 

I see plenty of future growth in these parts, and am eager to buy an old 2-flat or 3-flat (what the rest of the country calls a 2 or 3-plex).Everywhere I go in this neighborhood I see new condos springing up like concrete weeds, including several gargantuan buildings by the California train stop in an area that's mostly SFRs and small multis.My question is this: Is the influx of new construction a great sign for the rising prospects of the neighborhood or is it just creating competition for older buildings and rents?  

Instead of keeping your money in mutual funds, IRAs , etc with usually small returns (less than 4%), you can hard money lend for much higher returns (8-20%).

Seller financing is great because in the right circumstance, it gives you leverage to move a property and make money when margins are small.

I was never a residential mortgage broker, however I did work as a branch manager and small business lender.  

Im really not a fan of your plan, are you unable to borrow at a bank, the Commercial lender at a small community bank generally can close fast and at a low cost, I can do 6 mo ir 1 year Interest only at 4.5% on a 20 year amm, i need 20% down and fund fix up, but they would also do a loan based on ARV, and you put 20% of ARV down an they fund purchase and fix up.