Below are cliff notes that provide a timeline of the issue. 10/2018- I buy and close on the unit after it passes inspection. 11/26/2018- After a rainy week in Washington state, I notice some dampness in one of the rooms that shares a wall with the outer structure.

Texas is non-disclosure and the notice is voluntary.

The liens are easy to file, but tricky to perfect.SoL is short to send notices and liens, so see an attorney ASAP.

I even found a portfolio lender that will go 5% down on a 2-4 unit since they keep their loans in house they don't have to conform to the Fannie Mae Standards.

I noticed the seller provided documentation that none of the units put down a security deposit so that raised some red flags.

Fannie Mae cares. 

I’ve already sent the 5 day pay or quit notices for both units.

I notice in IRS Publication 537 that real estate dealers are forbidden from using the installment method and must realize all the gain in the year of the installment sale however it references some special rules in 26 U.S.

I am also relatively new (but older) though I have purchased 1 property last year and looking to purchase another or two 2019.My question though is I notice you and others tend to suggest FHA loan for starting out, as opposed to a conventional 3% down loan with PMI that can be removed at a later date.Is this specific to duplex/triplex/fourplex?

State laws vary on how much notice you must give month-to-month tenants.