Shoot me a PM with your email and phone number so I can add you to my list of Huntsville buyers if I get anything that fits what you’re looking for!

All that to say, you need to figure out what your risk tolerance is and how real estate can fit into that, not vice-versa. 

There are a lot of multi-family buildings on the street, but I don't know if mine will fit within the 12.5% cap.

Not sure if this fits this category but I’m curious to know how best to protect myself as an owner in a seller financing agreement if seller dies and heirs choose to do something else with property?

You either need to change your criteria to fit your market, or change your market to fit your criteria.  

I know a few "RE investors" from the Army that fit your Bro description perfectly.

See which method aligns with your goals, and what asset class best fits your style of investing.

There are multiple neighborhoods in this area that fit that criteria. 

and we get many properties (no you are NOT), and sometimes we come across properties that do not fit my criteria (NO YOU DO NOT)"Trying to lie to me making it look like they buy houses and some of the leads they are getting they wholesale.

LOL no 1" think manual and 8 cds, just one deal type that fits on one page.