They should be licensed and bonded and guarantee their work, which gives some peace of mind when you're OOS. 

Or single family into 4plex and duplex into a 4plex, this may be a more doable step in this competitive housing environment.

Is this a violation of tenant “will not disturb the peace and quite of other tenants”?

So there’s no guarantee your W2 will hold up in a “crash” environment. 2.)

To me anyway, but I know nothing about Houston.Maybe a good question to ask yourself is if you sold your primary residence and someone offered you: a.) something close to a fair market price, b.) wanted you to owner finance with a 4% rate, and c.) wanted you to hold the paper at 4% in a (likely) rising-rate environment...what would you say?

It is your broker that sets the environment in their office, go meet with different brokers and you can start getting a feel for their office and management style.

You are right for any house built before 1978 78 federal law requires me to disclose any known lead issue and provide a pamphlet which can be found following EPA site: https://www.epa.gov/lead/protect-your-family-lead-your-homeHowever any llandlord renting a property built before 1950 in Maryland mustmeet three requirements before renting to you: • Register the property and pay a $30 fee annually to the MarylandDepartment of the Environment. • Give you the pamphlets “Lead Poisoning Prevention Program:Notice of Tenant’s Rights” and “Protect Your Family FromLead in Your Home.” • Perform Full Risk Reduction Measures (lead hazard treatments)in the property and get a Risk Reduction Certificate, and giveyou a copy of the certificate before you move in.

Now buying rentals will be safer than flips in a rising interest rate environment, but I don't think you can wrong with flip if you're super economical on budget (i.e. labor) and/or using more cash than debt. 

Peace brother Steve!!

Under the final Guideline, federally regulated financial institutions must establish and adhere to appropriate LTV ratio limits that are reflective of risk and are updated as housing markets and the economic environment evolve.OSFI is placing restrictions on certain lending arrangements that are designed, or appear designed to circumvent LTV limits.