Project Timeline: Be clear about how long the project will take and when they can expect returns.

I'm wondering though...if you buy a new constructon, will builders still pay for a buyer's agent fee?

As long as your mom has the full down payment I don't think the bank will require you to put money as well.  

Things like credit, DSCR, ltv, and prepayment penalty will affect rate ranges  

I will be able to do my first purchase in Q4.My investment goals are to retire from my W2 in 6 years by the time I am 40, continue my location independence and split my time between the business and writing (it's hard to give up stories when you have worked with it since you were 19).

So make the investment now and it will pay off in the long run.

This is the best company you will every do business with.

You will never get that quashed, nor should you be able to. 

I would couple that will listening to Multifamily Podcasts (I especially enjoy Accelerated Investor with Josh Cantwell and Multifamily Insignths with John Casmon)  and you'll have a great foundation!

I will need to research a bit on the fannie freddie part because if that is indeed true then I defintely will be ruled out already.