if you decide to go with dropped ceiling I would definitely go with drywall tile.

Definitely sit down with your CPA to discuss your specifics- but above is a fairly common guideline

I started with a single and they are definitely easier to manage than even a duplex.  

Hi @Tyson Thomas to piggyback on @Mike Day's comment, definitely reach out to all of the banks in your surrounding area (large, medium, small, credit unions, etc.).

There are plenty of deals to work with in my area, for example one guy has multiple houses for sale on contract all less that 10k he wants 1k down and 500 monthly they all obviously need work. it's so much that I can see coming out of them I just don't know were to start and I definitely do not want to get in over my head.

Definitely plan to do that.

I will definitely check out everything you guys said.

Thanks for your input, I will definitely start to look in that area.

Definitely something worth looking into.

You'll definitely want the finance contingency clause so you don't lose your EMD if the HML doesn't fund it.