I just want to have safe investments and honest dealings.

Aim for a lily pad where you can safely land (and not sink).

Profit is profit, you pay tax on it.Your best bet is sit down with a cpa for half an hour or so, it will become much more clear.

You bet, let me know if you have any other questions about it.

By then I'll be futher along on my amortization schedule and probably wouldn't want to do it.I would welcome any advice or referrals to any lenders that have experience in this or have more flexible options.Thank you all for your help, be safe and keep up the great work everyone!

@Justin Johnson she has to CLEARLY qualify on her own to even consider , and I would bet a lot of money she won’t.

There are some really scary streets in Cleveland that you wouldn't even go down in the middle of the afternoon, but you go a couple streets away and you are in $300k+ single family home average area that would be safe for a stroll at mid-night.I really liked Columbus when I looked at the market there a few years back.

A 2-4 Unit is your best bet to gain maximum rent roll and NOI. 

I’ll do that in addition to working with an agent. sounds like my best bet as most of my time is spent at my day job (web developer). 

Given the scope of work you're describing and the number of parameters and angles (+ the fact that it's very specific to each user), I would safely say that spreadsheets are still your only viable solution here.