Not opinions and pro-formas.That's the reason we spend time getting to know you and understand your investing goals, risk tolerance, and investment criteria.  

Getting your personal finances in order will take less time (since your full time job eats up most of it) and will build a foundation allowing you to be more tolerant to risk once you start investing.I think Scott Trench's book "Set for Life" would be absolutely perfect for you!

I have little tolerance for agents that break some of the most fundamental rules of their business.

There's no right or wrong answer, it just depends on your goals and tolerance for risk. 

You need to gauge your own risk tolerance level, including all your personal assets.

Depends on your risk tolerance.  

If I was bit more risk tolerant, I could invest $100k into each deal. 

The kinds of living arrangements that can tolerate two bedrooms (roommates, unmarried couples, single-child families) are often inherently delicate.

(I am also curious but probably not all that important...... if anyone has any thoughts on type of PEX PEX-A - "Uponor" - more flexible more expensive, not a strong against high pressure; PEX-B "Viega", more rigid but harder to bend or curve, has higher pressure, oxidation, chlorination tolerance; PEX-C... ?

Or still do brrrr method with using loan Depends on your reasons, motivation, risk tolerance and finances