Make sure you have the cash to cover the mortgage, while also accounting for the payments during reno period when you don't have tenants.2) being near a university is great as long as your close enough.

If you are covered by an employer sponsored retirement plan (i.e. the Solo 401(k)) your income level may prohibit deductions for IRA contributions.Here is IRS info on the topic:https://www.irs.gov/retirement-plans/plan-particip...

.• On any lot with an existing single-family dwelling unit, where regardless of zoning, the lot has any of the following General Plan Land Use/Transportation designations:- Residential Neighborhood- Mixed-Use Neighborhood- Urban Village or Urban Residential- Transit Residential or Rural Residential- Downtown- Mixed-Use Commercial• On two-family (duplex) lots and on multifamily properties• In a low-density cluster development if it conforms to development standards of the R-1 zoning district, and the development and use standards of the low-density cluster permit.Minimum Lot Size3,000 square feetNo minimum lot sizeMinimum Setbacks from Rear and Side Property Lines0 feet for 1-story conversions and new construction.5 feet for second-story ADUs constructed above a garage or accessory structure.0 feet for 1-story conversions and new construction.4 feet for second-story ADUs constructed above a garage or accessory structure4 feet minimum rear and side setbacks required for detached ADU in multifamily developments.Maximum HeightFor detached ADUs:Single story – 18 feet maximumSecond story – 24 feet maximumAttached ADUs are subject to the height limits of the main home.Single-family properties - No change in height requirements.Multifamily properties - 16 feet maximum height for detached ADUs.Rear Yard CoverageArea covered by the ADU, accessory buildings, and accessory structures, except pools, shall not exceed forty percent (40%) of the rear yard.Area covered shall not exceed forty percent (40%) of the rear yard or up to 800 square feet, whichever is greater.Detached ADU Allowed LocationsRear yard only, at least 6 feet away from primary dwelling.May be attached to a detached garage or other existing accessory structure.Must meet minimum setbacks for an accessory building in accordance with Section 20.30.500.No changes except that ADUs that exceed forty percent (40%) of the rear yard must maintain minimum 4 foot side and rear setbacks.

Banks have "Loan Loss Reserves" set aside to cover the difference. 

Our E&O insurance is covered by a transaction fee we pay which is reasonable. 

Here's a blog article that covers many of those sites that may be helpful to you: How to Determine Fair Market Rent.

I also know that since we're looking at multi-family properties, they have to be under one roof.

They currently want to refi and pay off original investor that got them through the purchase and rehab.In walks my money SDIRA (not a ROTH so all tax deferred) to refi and also partner on holding the investment for rental income.Anything can happen even though it’s rehabbed with a home warranty - all expenses are 100% on the investor side (my IRA) which means if additional money is needed that the rent does not cover, my IRA will have to pay the expense.

If you are putting a tenant in there are selling it to someone else, the you need to be able to cover the payments if the tenant doesn't pay for a while.

I just had a wonderful experience with an agent named Dave Marshall who covers Southern Maine.