And other folks for replying.

For my first property, is it A: better to pay cash and see how it cash flows or always use loans and save money for down payment and other investments?

We find that mom and dad are making sure their kid is paying since they're on the hook too. 

Look at the school district--the higher rated the district, the better for holding value and stickiness of tenants, plus appreciation over time.Secondly, you'll want to make sure there is a net in-migration of working and professional folks to keep the local economy perking along.Good luck, keep investing and moving forward! 

He gets an option to buy it for the remaining balance on the mortgage, and pays my mortgage down.Call it rent to own, or call it a loan with free rent as interest plus option to buy.Will it trigger due on sale?

Some states don't allow the landlord to earn interest off the money.From what I can see, Minnesota requires you to pay 1% interest per year to the tenant, so I hope you are complying with that. 

(this is my favorite one, it's such a wildcard)A: "Actually not too great, my friend moved out on me and left me to pay the rent on my own."

Pay cash for the property and the rehab, then do cash out refi. 

I continue to get emails from Steve Mayer of Finance holding Company, but he keeps wanting me to pay a deposit + his 2% origination fee upfront...seems like a scam and wanted to see if anyone has done business with them in the past

My understanding is that when it's a VA loan the seller has to pay the entire escrow fee rather than splitting it with the buyer, so it's a bit more expensive for the seller.