We learned that placing a tenant on an MTR is a much different process than it is on LTR's.

You will get different answers, and likely have to pay (consulting isn't free!)

If your properties are short-term rentals (7 days or less), there are different rules. 

I have both midterm and long term and they definitely are two different animals.

I don't know anything about this process as well as California laws which are, im sure, entirely different than the ones in Vermont.

I notice a big difference in quality of agents in different markets and especially different price points... most of the agents I work with are actually great, but not all are. 

Make sure you work with a contractor that clearly understands the loan since they get paid differently than other jobs.

Is it a good idea to buy a duplex as a first investment or different real estate properties ?

But every other month we are at about $2000-3000 surplus.If we stay or buy a second home and rent 1st, the difference is about $1000 in our pockets.I don't want to make an untimely decision on buying home by missing some kind of interest rate change, based on short term financial struggles when 10's of 1000's of $$$'s could be made.

Separately, It is possible to find deals still, but you need to look at it from a different perspective.