I drink work coffee provided for FREE.4. limit my lunches at work to about $2 a meal.

If you have the address, name of the owner or parcel number, you can pull up the tax record.You can also click on the GIS map from the County page, if available, and check the property acreage, measure the lot, check flood zones, zoning, and more. 

1) Ignorance of the law2) Ignorance of costs3) Inability to understand and properly measure the risk involved with an investment.

@Riggies B tang it seems that you are not looking for a loan on the conventiknal market which would limit your LTV to 75% and close under your name(you can put it under LLC after closing) which would have the best rates.

I did just that when I began to pack my things at the meeting while he ranted and spouted his limited knowledge of landlord/tenant guidelines.

I don't bother trying to transfer them to my S Corp after closing due the limited risk of having the mortgage called and frankly not wanting to deal with it. 

some of my tenants do not use electronic because of limits the companies like cash app use on their system.

RE investment can help you do that if selected right property but I would invest just for that reason because it always might not work and there are limitations.  1) Depending on your retirement goals, you will be better off with a qualified plan(profit sharing plan) for your S-corp that will shelter more of your income from tax and also lower your AGI.

I am wondering at what time period the COC is measured and if the initial COC is below 10% but grows to 15% or 20% or more within 3-5 years is that an acceptable return for a buy and hold investor?

Assuming that the conditions above are satisfied, wouldn't it be the best option to search for a deal that is as close as possible to the maximum FHA limit, and the one that has 4 units?