If any move out I’ll need to make some improvements to get market rates, about $4500 per unit for the cheaper two.

Gave me practical experience finding deals (and the tools & techniques involved), working with realtors, lawyers and banks, appraisals, inspections, insurance, property taxes, utilities, closings, HUD statements, etc.Owning a home gave me more practical experience in basic to moderate home repair, dealing with contractors for more complicated issues, capital improvements, insurance claims, "neighbor relations", and many more important aspects involved with owning property.But in addition to buying and owning my own home, I'll say what was equally important to giving me confidence to get started was having a few friends who were already doing what I wanted to do. 

Also if you use Rule 506 (c) for your syndication then you'll be allowed to do general investors' solicitation.

As long as your properties are cash flow positive, they will improve your DTI ratio (the "I" for "Income" goes up).Debt on a property does not determine who owns the property.Requested example:Purchase price - $100Original loan - $75Down payment - $25Rehab - $20ARV - $160Refinance loan - $120Cash out at refinance - $45 ($120 - $75) (you get your down payment and rehab money back)Repeat

A number of exceptions to these rules exist, such as for employment by parents, newspaper delivery, and child actors.

Do Fair Housing rules apply to you? 

I know the 10% rule of thumb for property management, do any of these other values have rules of thumb or do they need to be researched exactly?

Sessions in particular is very anti MJ.I can easily see a situation where the feds crack down and civil forfeiture rules allow them to seize all the real estate involved.

If you re-fi for 200k, you are still over the 1% rule. 

It’s a 2 bedroom (too small for my family to lIve in or house hack RIGHT NOW)2. the seller owes more mortgage than the house IS worth to purchase and flip (70% rule)3.