You can easily end up underwater in a year or two if the market tanks.

This worked out perfectly for me. 

My single is free and clear (paying taxes tomorrow) I have $800 in all my debt so credit is perfect.

There is a lot to address there but I'm going to try and give you as simple an answer as possible.It starts with the cause of loss - why was the hot water tank shooting water everywhere?

hi my name is myla Jones i am 17 and my goal is to start investing in real estate when i am 18 my birthday is on the first of january and so i think i have the perfect amount of time to save but i really wish i could make enough to purchase a duplex and there is a perfect 4 apartment one in my home town but im not sure if that would be the best thing to start off with being young and besides thats alot of money to start off should i just rent my first place or sell a few houses??

Varies by municipality, but in the end I think most allow a tank.

On the buy-side, I have 5+ buyers for every potential deal. 3) Atlanta has a perfectly robust MF market.

Sure there are stories about people renting to quiet elderly section 8 tenants who don't cause any trouble and are perfect tenants, but for every one of those, there five like your sister's.

But since the boss said we are not moving anymore this seemed like the perfect time to start my research.Sorry my introduction is long winded but I look forward to learning from the group and don't worry I always use the search feature before asking questions.  

Cash out refinance proceeds from one transaction are perfectly fine to use as PITI reserves, down payment, and closing costs, on a different transaction.