Try going for a fixed rate mortgage.

Purchased for kids future/college fund (maybe relevant maybe not) Mortgage rate is 4.4% currently paying $1149 a month (including taxes/Insurance)Currently rents for $1550 (room for upping rent to $1600+)In the 2 years Ive had it, Ive added a roof(insurance claim),new windows, new bathroom, plumbing.

Or do I just delay getting a mortgage longer?  

If you're looking for creative ways to acquire property I'd recommend getting familiar with Sub 2, seller finance structures, and raising private capital. 

One of my private lenders just mentioned having a couple defaults lately.   

Hello,assuming 1st mortgage forecloses and it also names HOA as defendant.if there is a surplus above the final judgment of the bank, will the surplus cover the HOA liens?

Learned some hard lessons about mortgage details, contractors, importance of moving with speed, and dealing with property management companies.

Anybody have some sample wording for a seller carry back mortgage note that is held inside of a tax deferred exchange? 

A mortgage broker with knowledge in VA loans is someone you should think about working with.Seek for livable properties that have two to three units.

I am currently completing the pre-licensure course for my MLO license, aiming to become a mortgage broker specializing in primarily non-QM/hard money products, along with some conforming loans.