The first ever developmental plan for the city was released not too long ago, so I’ve been looking into that to focus in on on a sub market.

Wouldn't be here without first focusing on the business of managing real estate but there are other paths that lead to the same destination.Best

Hey Ryan, I hope that my response stays focused here but I'll try to address your questions as this is something that I have actually been thinking about a lot.

Even if your first rental breaks even (on paper), and you buy a single family home instead of a duplex, that still leaves you with buying power of about $2378/month.  [$3500 - $1122 = $2378]You can play around with a mortgage calculator to get an idea of price range. 

5) Look at rents realistically in the area, not what you hope for and focus on why people would rent this property.

Who pays what and what's the best guide lines for something like this.I understand this topic is very open but would like to narrow my focus on a strategy.

I'm not a big fan of buying out of state unless you really have to, and you can scale a lot more easily in one area than many, so I would focus on a single market until you've grown large enough that there just isn't enough inventory in your own market.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

Agents normally focus on one specific area as to a state as a whole.Normally an agent in Pittsburgh will not be the same agent if you also wanted to invest in Philadelphia.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.