My parents always taught me to not do anything that I wouldn't feel comfortable explaining, so I declined and just went with an investment loan for 25% down and a much higher rate.

I am comfortable with this because we are in a community property state.   

It asks 7 questions to help you zero in on a limit of insurance that you could feel comfortable with.

FHA or bank if they will finance it, I feel more comfortable.

I would Wait if I were in your shoes.  

Located within my comfort radius of my home.

I was in your shoes not very long ago and understand the frustration.

Knowing the ins and outs of managing a property, finding good contractors, and working through everything that comes up will help you in the long run when you have to put your trust in other people out of state to manage your investment.Also, a factor to consider is that if you are able to house hack, you not only get the cash flow (if you accept being less comfortable, it's not hard to cashflow a good amount) but you also cut out your living expense.

I am more then comfortable to BRRRR properties with my history in construction.

I know some things can only be learned with real-world experience and at some point, I will need to take a leap of faith and purchase while venturing outside of my comfort zone.I'm sure this will depend on many factors, but what concepts do you think are critical for a new investor to understand.