Do this and you will learn more, from working with investors that have some experience, and you'll have a higher likelihood of actually getting your deals to the closing table.Make it your goal to ensure that the seller is taken care of, eg., make sure you can close if your offer is accepted. 

I can literally choose any market I want, and still accomplish my goals in a more efficient area.

It goes into depth at explaining how ARMs work and how each borrower must be educated on them to ensure they know what they are getting into.Here is a link to the CHARM BookletIf the lender you are speaking with isn't disclosing this to you, I'd read the booklet and drill them on these very critical points of the loan and probably ask yourself if this is the lender you should go with...Cheers!

2) were don't have their security deposit- so how can we ensure that we are covered should something break down?

That gives him three months to find gainful employment and ensure he can afford future months, and it gives me a double deposit in case it doesn't work out and I have to evict or something. 

It closed much tighter after that but still wasn't air tight. jalousie windows by definition will never be air tight unfortunately but they should be tight enough to prevent insects from entering. depending on the condition of yours maybe swap them out for regular windows if the energy efficiency is what you're looking for. mine was in a condo so i had to keep with the same window style. 

Its true at higher tax brackets though that you want to try and get future income in as tax efficient a manner as possible.

Also, do all the minor repairs with the major improvements to ensure all the expenses can be capitalized as repairs are not capitalizable if you do incur the repair expenses separately.

Housing is cheap because it factors in the risk, like any efficient market.

An attorney can ensure your contract has the deadlines and can answer questions like, "Where do I put the earnest money deposit?"