I want to thank you for all of the service and support you've provided me/us during our time together.

The deceased guy has children that are heirs can she over rule them by saling the property.I was thinking the children has more rights in the property than her.

Unless, of course, she managed to scrape up enough money for a down payment on her own property.Those are the consequences of tenants with an entitlement mentality treating their landlord's rules like filth to be scraped off their shoes.

One thing that has helped me is I stick to the rule that I won't buy something that I wouldn't feel safe living in myself. 

That is a good rule and has you on the right path.Cons- I would like to see vacancy at a 10% vs 8% but that doesn't seem like it would affect your numbers too much.

If anyone near the Chicago, Il area can direct me or send me some banks that are RE investor friendly and supports FHA mortgages that would be great.

You are going to have a lot of support and people to work with when you are a realtor, and this will give you the opportunity to make connections and learn the business.

I have seen people post that the only reason lenders on here don't support HELOCs is that they don't get paid to do them (which is actually inaccurate).

As interest rates rise and property values decline, my advice would be to season a LLC or a few to DnB Paydex scores of 80, build two 800 FICO scores and study how to pay zero income taxes (incl. studying WA business taxes vs. no state income tax rules).

When running the 50% Rule, after you subtract your debt service how much CASHFLOW would you shoot for per door?