Best thing to do is first, hire a transaction coordinator (constant close or equivalent), along with a third-party note servicing company ( like Evergreen or equivalent).First, secure the sellers equity payments by executing A) Promissory Note and B) Mortgage Deed of Trust for the seller's second position. 

Purchase price: $320,000 Cash invested: $45,000 Off Market Sub2 3 bed 2 bath property with additional garage conversion in Austin, Texas. 40k entry, 280k remaining loan balance secured a 4.38% rate.

Perfect location for our group investors.

My wife’s family has been more than gracious to this lady in not charging her for the past 2 months and even giving her back her “security deposit” she claims she gave my mother in law even though we have no proof of such, so my patience has run thin with this lady and being kind is all good but she’s taking advantage at this point and, THAT, I don’t appreciate.  

Focusing on a move-in-ready home that accommodates your requirements (such as a 3/2+ or 4/2+) and is conveniently located between NAS Pensacola and potential employment locations for your wife, like Hurlburt Field or Eglin AFB, is a smart move.

If i were to get into say duplex, the rent I make off the other side would be counted as income to help me secure the property.

One downside is that you may get paired up with a random agent or an inexperienced agent who doesn't have the knowledge to look out for your best interest.Also, my perspective on this as an agent is a little more by the books, where if I was purchasing out of a state that I was licensed in, then I may use the strategy of Dual Agency and have the possibility of the agent's greed help to secure the deal.

I am actually located in Lansing, MI but raised in Detroit and that is another area of my interest.

Once you locate the targets to buy, ping me and I can help with the financing on the front end and back side of those BRRRR's. 

Nice to meet you and I am located here in Dallas (Mckinney specifically which is a suburb about 30 minutes from Dallas proper.