Who really cares, so long as it gets properly remedied. 

In general, the federal government doesn't care HOW you borrowed the money, they care what the borrowed money was used for.

I probably lost over 100k in the 12yrs of owning said properties during the housing depression, i just dont want the same thing to happen again to me, so i have been trying to be picky with my selection of next houses, i have come close on a few, but due to not able to pay 100% cash on those deals i was beaten by another investor, but honestly i feel the market is just to high right now...I bought a house local to me for my mother 2 years ago that needed about 5k in repairs, for 100k even.. in 2 years the market is now saying this house is worth 133k, just seems like to high of a rise... 

My wife is in health care too.

We add in insurance, property management, CapEx, maintenance/repairs, vacancy and any other potential expenses based on the property (refuse, water, etc. fo MF and lawn care/pest control for SFR).

It's a wonderful business, so long as we remember it is a BUSINESS and needs our careful attention and supervision.

I am looking/already have for the following:Realtor - Someone who is willing to work with out of state investors, and kind of guide me through the process of selecting good investment. 

IMO, if they are good folks, pay on time, take care of the place - FANTASTIC!

Otherwise, to invest locally I would be very careful and use those things I have mentioned about out of state investments. 

it is a Cotton Wood which is very strong and resilient, however, there is a strong chance that if the construction company will kill the tree if they are not careful.