I'm typically an advocate for hiring a CPA once a Schedule E or C is involved.

@Greg Weik as a local Denver investor I would strongly disagree with a couple of your opinions offered to @Melissa D..

I'm sure this was definitely a thing that was achievable in the COVID years...So the 2% rule seems like it would get you a lot closer to your mark than 1% in today's interest rate climate.1% really does seem like a unicorn.Now - here's the nitty gritty.

Wow a lot of great info.

If you want a legitimate preapproval then you should be doing a tri-merge "hard" pull.  

I just met a potential money partner who own a 4br she lives at.

This is where I would start if I were you—perhaps leveraging one of your existing properties.As a last resort, you could look for a partner willing to fund the project in exchange for a share of the equity.

Some state regulate what happens to a security deposit when a property transfers.

I’m considering buying a plot of land in the Cleveland area and getting a manufactured home (duplex if I could find the right zoning) put onto a permanent foundation to use as a long term rental. 

@Cory Kerr, a few thoughts:1.