For $2,000 which was loaned to me from a friend for 90 days for $200, I gave an attorney a cashier's check as a down payment.

It's true to factor in vacancies if more than one go vacant but it would be the same with brrrr since after you get more than property on a loan same issue.My goal is to replace my W2 income so I need more properties that produce cash flow.

Seller loans let you set good loan terms.

What matters is positive and growing NOI, controlled interest expense, and controlled capex and improvement costs.  

It breaks even with a loan of like 100k-ish.

Having a small loan on the house I talked with my banker and was told that moving the house would not effect the loan as long as the house stayed in my name.  

If you do not already own your primary residence, then it will be easier for you to get a loan with low to no money down with a better rate for that then it would be for another property.

I need help deciding if I should keep my primary residence and rent it out or sell it and then move into a new one, I have already done a cash out refi of 60k if we rent it we would get 150-250/ month profit not counting cap ex and if we sold we could get 5k-20k property is worth 250-280 ARV , the property has brand new roof hvac and hardwood floors with in the last year or two we will also be using va loan to buy. ps my wife wants to sell and I want to rent it out 

Until that changes, and the real estate scene improves to where deals will cash flow better, that is what we are doing with money we don't otherwise have in the stock market.All the best!

What are your thoughts on using my VA loan for the first time to purchase a 3 unit multi family in Gary Indiana.