If we would be selected to paint, we would also give a sales clean once all work is done.

What do you say in your ads so that people self-select out?

select the section titled "stats and trends."    

How to books are important but more critical are books that teach you how to think. 7 Habits of Highly Effective People is a must or a book I read recently Extreme Ownership will work on you.

That being said and hindsight being 20/20 vision, I decided to run some numbers comparing a financed purchase versus a self financed purchase of the two properties and the effects that may have on cash flow.

However, FHA has lower rates than conventional so depending on where your credit is the FHA rate + MI combination may still be effectively better priced. 

I want to be knowledgeable and effective in what I do. 

Capex is variable, depending on the effective age of the building and what the average tenant expects. 5-10% is reasonable.

Upstairs was damaged by fire, fire started in master bedroom and was contained to that room but smoke damage effected the entire upstairs.

so there are several moving parts we're effectively discussing.