When you have a year or two of experience, then you have proven success to go out on your own.My guess is your biggest challenge will be to convince older people that you are an expert and that they should use you as their expert. 

Yes, it'll be guaranteed rent, but you may have a harder time finding a tenant once their lease is over, and instead of having one month of vacancy, you could be left with two or three months of vacancy. 

A few years ago I locked into one of these loans for 5 years at 4%, also on an investment property loan that wrapped two properties and pulled cash out to 75%. 

I'm focusing on multiple family buildings and I own two duplexes and a sexta-plex in Mt.

For $1,000 I will be adding a door to both the 2nd living rooms (one in each unit) turning it from two 2 beds into two 3 beds.

I would like to purchase two rental properties by the end of the year and two fix and flips.

@Sam Peterson,  I don't think the two approaches are mutually exclusive. 

I started keeping two months security deposit instead of last months rent so we are better protected from from damages or unpaid rent in case a tenant trashes the place during their first year and the cost exceeds one months wort of rent.

Even if you moved back in for two years you would only get a proration of gain tax free. 

Take the cash you put in that you got back, and the profit, and buy two properties.