With minimal upgrades inside I should be able to get 650 out of fourth is not a little more, depends how i spruce up the place.

Jose here's what I like to see on a sub2 and how to beat the "Due on sale clause" at least minimize the risk:Terms?

The risk is minimal to you.  

The failure rate of new investors in this business is huge - unfortunately.It is inevitable that your credit score will be part of the risk analysis in your borrowing efforts, but you should minimize this as much as possible.Getting into serious personal debt for any business is not a good idea IMO.

Your net positive rental income is taxable income, regardless of what you do with it.You do have options to minimize the tax on the income your cashflow generates.

Conventional I paid 5% down then a minimal fee.

(not really bummed about that, but does minimize exit strategies) Should i pass on this one because of the title insurance time frame, or just look at it as long-term rental?

When you're ready to exit your investment and sell the SFH, having a quality unit will go a long way to minimizing any costs associated with getting it ready to sell.

Obviously having minimal risk is another benefit.

With carefully selected properties by a local partner and properly rehabbed, the risk is minimized significantly.