I wont be signing anything until i research those laws and contact an attorney in my state on it. all stuff worth knowing.

@Matt Anderson  depending on the tree growth cycle you could be waiting a few yrs for your return and unless you rotate or split plant/harvest cycles you wont have annual passive income but rather cyclical.  

I am the kind of person that tends to go blank for the first couple of minutes until I start to feel comfortable - I guess I suffer from tiny bit of anxiety.

Now everything wont go out a once but this will give an idea of what you need.https://www.nachi.org/life-expectancy.htm

Not a ton of upside equity play, but if you buy right and do a decent renovation you'll cashflow nicely and capture the instant 30% equity there just wont likely be much equity growth other than that which comes from debt pay down.

If someone wont let us, in the back of our minds we are going "oh, great, another Jack."

There are many strategies that I wont go into here for legal reasons, lol, but PM me and I will discuss more freely.

For conventional:20% down is doable in your scenario, you wont have to go to 25% down.

Plus credit cards wont pay for a tenant who stops paying.

If you find a pattern it wont change as its their habit or lifestyle.