@Michael Cheng28-33% Debt to income, 30% is a safe and easy factor to start with as you probably wont be close.20-25% down payment will be required for non-owner occupied properties.I would never borrow from my retirement accounts, I was just addressing your concern about having 6 months reserves required to get the investment property mortgages.

I purchased my first in Cranston and as much as I’d like to stay around my house now for the convenience factor I would consider buying elsewhere if I could find a good deal.

My main reason for considering commercial is because 1) the duplex and triplex and even 4plex market in my area is very competitive and it drives purchasing prices too high. 2) I guess I’m kind of a pretty ambitious guy and my wife has followed my lead and trusted my guidance and I want to help our growing family (2 kids and 1 on the way) meet our financial goals as fast as I can!

It is always a good idea to drive around the prospective neighborhood to see what it looks like.

I was driving for dollars and found a property that looks vacant.

Once you factor in taxes of $475/mo and insurance at $115/mo, your total monthly payments will be $1610 and that's before the other expenses that you mentioned.

What's the best/cheapest way to skip trace phone numbers from houses i find from driving for dollars?

This will be your biggest hurdle - but you are only in Austin so driving up for a potential property under contract isn't impossible either. 

I plan on taking the 3ish hour drive out to the property tomorrow, but wanted to get some input on things, maybe yall can think of some reason the house is priced so low. 

There are too many factors that have to line up perfectly to make this work.Your best bet is to work something out with your ex-wife.