So I started fixing it up a little.

I plan to access some of the equity in my home, along with cash on hand, to purchase and reno property.  

Would love your feedback on first hand experience working with Norada Real estate: http://www.noradarealestate.com/ ?

Also, most of the stuff your list is low cost which is great, but once you start getting the deals and paying yourself back on the direct mail, double and triple those actions too (of course when you to a place financially that you can do that effectively).  

Every court starts with a rebuttable presumption that everything is a security unless it's not. 

FHA & VA allow for a "Change in circumstance" for example you are moving, changing jobs requiring new location, new school, enlisted military, divorce, other life circumstance outside of your control.As far a penalty due to no intention as using from the start of the application.

With a 30-year amort and 10-year IO options - as well as ability to get rate down quite a bit if you have long-term horizon (5+ years so don't mind prepay) - the rates/terms and monthly payment will likely be very attractive.Others too have done the DSCR Portfolio Loan (Blanket Loan) refinance option too (refinanced the 10 properties that are under conventional into one blanket DSCR Loan and start the process back from 0 on conventional), however, given current rates, don't see it a lot currently since the refinance would typically mean racheting up interest on those

This way, you're not locked into a long-term commitment and can start looking for a new tenant.

And then too if you're financing, be sure to run the Cash-on-Cash to see what your real return is expected to be.I started as an investor with turnkeys and have worked with them ever since.

Francis, If you haven't, start establishing a relationship with some lenders in your area.