Thank you all - I have been a landlord for a single family home and that was so easy compared to this. 

Increase in Family Size - A borrower may be eligible for another house with an FHA-insured mortgage if the borrower provides satisfactory evidence thatThe has had in increase in legal dependents and the property now fails to meet the family’s needs; andThe loan-to-value (LTV) ratio on the current principal residence is equal to or less than 75% or is paid down to that amount, determined by comparing the outstanding mortgage balance to a current residential appraisal.Vacating a jointly-owned Property - A borrower may be eligible for another FHA-insured mortgage if the borrower is vacating (with no intent to return such as divorce, legal separation, etc...) the principal residence which will remain occupied by the existing co-borrower.

With higher end properties in say a mid west market were Curt is remember you can buy BRAND new construction for 140 to 160k a door this is what buyers will compare to your 20 YO house thats been a rental.. to get retail value you would need a major renovation.I have been doing some renovation deals in the mid west last 3 years and you have to totally dial them in to get anywhere close to an appraised ARV or what you think is retail.. and I mean totally ... buyers in these markets have an over abundance of choices.. you may find that TINY pocket that is hot but other than that I think my statement is pretty accurate based on my personal experience in the mid west marekt place since 2002.

I'm looking to purchase a duplex or triplex in Galveston because the prices are in my budget compared to the Houston real estate.

The SDIRA is a dinosaur compared to the solo401k.  

That's a little over $6k in cash flow - Not a ton, but decent for something I have little money in.When my current renters decided to move out I thought now might be a good time to sell as from a demand perspective this house has always been on the low end compared to my other homes.

Some DUS lenders might want one of the guarantors to have previous experience with them in particular ... some are more stringent on comparing the strength of the new borrower against the current one.  

While I agree the property value in the area are comparable with the 100-120k value.

The cost of the office is trivial compared to a manager considered as your employee!

I agree though, if there is mold, the $300 is nothing compared to the remediation costs.Do you just always do a mold inspection no matter what?