Whew As obvious as it seems i've seen some crazy financial reports on people looking to get funding

The whole process made me realize I like the real estate industry way more than my current one(financial analyst).

If you aspire to have rental properties you might like the financial benefits of keeping your existing house as a rental when you buy your next primary residence, if that's an option for you.Primary residence home mortgages have a lower interest rate than investment mortgages traditionally, so by buying your next primary residence and hanging on to your old one, you get to keep your lower interest rate on both properties.

He's a hard money lender with Pine Financial and they have 100% finance programs.

Have respect for people and let them just look elsewhere.I would personally focus more on financial ability to pay than I would worrying about a child. 

It really struck a cord with my financial position and needs with my current full time career.

It's a business, if you find some is abusing it financially (not paying rent) or physically (damages),, you push the envelope and write up a lease violation and if necessary evict.. doing regular inspections let's you bill tenant for undue damages when they occur.. and yet still have the deposit left to help when they leave.If you haven't yet,, download copy of the landlord tenant laws for your state.. 

So, my opinion (Not legal or financial advice) is, do whatever you need to do to put money in the bank so you can make this a cash transaction.

Make sure your PM has experience so that your portfolio and financial well being isn't jeopardized by their learning curve.Best of luck to you!

I think knowing this ultimately helps you set meaningful goals, develop a plan of action and drive your overall success.