It may seem that we are worlds apart, but I bet we are not...Having said this, I presume that there is at least one very large point of inflection - I've lived in socialism and communism.

So, I guess you could say I'm "scaling" up.

I can't really speak to your financing out of a FHA loan, but I'm curious as to what you feel has attributed to the large amount of appreciation ($111K if we use the low number of $480K) over such a short period of time, since you've only invested $20K since purchase on renovations?

If you find a flexible hard money lender and you have an especially good deal, you might get a large chunk financed.

In residential, the learning curve is smaller because the deviations from the middle are not that large.

The rent price is fixed, same date every month, and a large expense.

I embrace this segment of cash flow as a largely untapped superior investment opportunity.I have not pursued spending time trying to develop ways to invest where there are known restrictions of ownership – in this case, renting the property.

The 50% Rule basically states that for a large and diverse sample of rental units and over a long period of time, expenses (including rent loss and capex) will be somewhere in the 50% of gross rents range.2

By trade I am in large residential real estate in property management and leasing.

I also know the terms aren't the greatest and I plan to negotiate those, he won't accept cash, and doesn't want a large down payment or early pay off, where do I begin?