The current loan is 3.5% so I won’t refinance into a new mortgage.  

However, by emphasizing their security deposit and concerns about repairs every tenant we've approached using this system has signed our lease.Someone from maintenance stops by to introduce themselves, give a business card and ask if there are any repairs that need to be addressed in their unit.

You can pay for your buys with normal loans, FHA, or VA loans.

Everything should still be done through a title company and you own the home - so you can sell it at anytime and keep any monies if greater than what you have left on the loan

Depending on your state you may need a separate bank account for your tenant's security deposit.

Now I may be able to get a loan on the property, or other ways to buy the property, however, both of them will require closing cost.  

Start small, and pros like real estate folks, loan experts, and property bosses can guide you through tough spots.

I’ve heard of people getting rehab loans where you put down %20 of the acquisition price and %20 for the rehab and you get much better terms than an HML.

If you're looking to get started in Pittsburgh, there are a lot of turnkey, duplexes and smaller multi-units you could invest in first to secure a good cash flow.

That FHA loan is assumable, so that might be attractive (depending on your rate).You could consider leaving the FHA loan in place and just move into a live in flip.