It was hard and stressful and took a year to sell.

The job has nothing to do with REI, besides me knowing the technology side of things (finding information).I can't stress enough on the "WHY", why do you want to invest in real estate (not the "real estate is the best money maker" answer), have it in your face all the time.

Once you have an FHA loan you are not allowed to have another FHA loan unless relocating a great distance for work.Now that you have exhausted your Low Down Payment Options (Portfolio Conventional and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex but by that time you might have more saved up.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now.Keep in mind that this 4 step process I outlined takes time (anywhere from 1 to 10yrs depending on the person) so keep the big picture in mind but don't let it stress you out too much.

It's not worth the stress IMO.

How is stress defined ? 

@Anthony Heyward If by "exciting" you mean "terrifyingly stressful", yeah!  

My dream is to become financially independent and be able to pay for several weddings as it appears I only make girls

I am attending the CAZA meetups in Falls Church (tonight) and Reston (next Wed).

It was exciting and stressful all the same yesterday as I was at the bank wiring $$ so I can acquire four notes in OH.  

THey aren't the cheapest, but I'm looking at the stress-free release of paying a bit more for lease ups, to not have to put on the armour to fight the nickle and dime approach of some other companies (energy better spent finding deals).