So they guarantee the tenant for 2 years while also having the commitment to the rent increase. 

I finally decided to commit myself to investing in an out-of-state property and have been researching the Indy market.

I do not recommend committing mortgage fraud. 

They would have to commit fraud to get kicked out of the program.  

I currently have one 12 unit building and have commitments from a couple of investors to take another one down when that time comes.

However, always be aware of your prior commitments of owner occupancy for 1 year on your current loan. 

I come to you extremely humbly and admit to being a better learner by doing than by reading and writing (its a miracle I've made it through college), though with something requiring most of our savings I want to read and hear as much as possible before committing.

They also all commit verbally and on paper(via the lease) to clean as you go.

The reason was probably because I didn't know anything and I wasn't that committed.

This means that you're committed to moving forward in a direction you determine, rather than just responding to the ideas and actions later that ultimately effects the resident and you the owner with multiple service calls.