So my plans would chance a bit so in this case it would be a duplex with 4 bed/2 bath and a single family home with 4 bed/2 bath.

I got the deal of the year back in 2016 in Dallas, GA. outside of Atlanta on a 1987; 4 bed 2 bath almost 1,500 sq. ft., house for $107K, no rehab needed.

You should know how much properties rent for (eg single family house, 3 bed, 2 bath) and from there know how much mortgage it will cover...meaning you then know what price range to look at. 

A number that can be deleted if I do not meet their calculations or if the formula changes:(Looking for construction friendly Banks/Credit Unions with an appetite for new construction with apartments (18-60 doors) and mixed used (retail on the bottom/Apartments up top).  

What do you brands and retailers do you recommend?

Considering your house is probably one of the most expensive houses for rent (assuming 3 bed / 2bath), it would be harder to find a pool of tenants willing to pay that much.

Purchase price: $68,000 Cash invested: $8,800 3 bed, 2 bath 1100sqft What made you interested in investing in this type of deal?

Purchase price: $280,000 Cash invested: $8,500 Sale price: $340,000 4 bed 2 bath 1900sqft, hot tub, was going to be a buy and hold shifted to a fix and flip 1.5 years in.

We're up to 23 STRs now, 83 beds. 

It's a 3 bed 1 Bath.-- There will be a section 8 tenent that has lived there for 6+ years paying $650.00 per month total.-- I think I am committed to keeping the section 8 tenent but she is under market rent for this house.Is this a good idea?