Add in inflation, tax benefits to include depreciation, the slow increasing of rents over time, and the ability to use leverage at purchase--well, there are a variety of benefits to investing in property.

I know the HOA's kill me but they have benefits also..

Need to understand your credit, experience and liquidity.

do you need FHA due to DTI or credit score?

My partner and I both have good credit and good jobs at major financial services firms but limited capital. 

Congrats on getting that first house sold for a profit, even if your intention wasn't to flip the house, you were able to gain some real hands on experience and learn the benefits, and pit falls of REI.  

and2) rent credits towards your down payment because they want to make sure you’re not engaging too much with the seller in a seller financed agreement as part of the SAFE act?

Can a business obtain credit cards without a social security number backing up a tax id number?  

Many times my contactors call for big orders from Home Depot or Lowes so I can pay with credit card over the phone.Is there a way to get an account with HD or Lowes so they can put supplies on it?

There are many ancillary benefits to being licensed also.