My ultimate goal is to put my blue collar traditions behind me and build true wealth through multi family residential ownership.

My current property has it all rolled into one payment through a bank with a traditional loan. 

But this duplex is probably the only traditional mortgage we'll be able to get with our debt-to-income ratio (that puts it right around 43%).  

@Prachel C. you've got a lot of great answers already.Let me caution you, you want to make absolutely sure that your extra efforts end up making you more money than a traditional landlord would make.

@Ashley WishinskiI would have to say the only thing holding me back is lending, I am only 24(still building good credit) I don't have a normal job, I train horses and give lessons so I am  self employed, not something traditional lenders are to crazy about I have found out.

The only issue is are they willing to deal with investors or are they only interested in the traditional transaction process.

After that's said and done, I don't see why you wouldn't be able to refinance it through a traditional lender.

I am thinking about using a portion of my Traditional IRA for a down payment on an investment property outside my state.

(Use the J Scott book on rehabbing to get the full scope of what jobs can entail.)Talk to various hard money and traditional lenders to know what kind of debt is available to you.Pick a very specific geographic zone (no bigger than one zip code) and intricately learn this area. 

Then I sold my biggest building to an out of state investor. was going to do 10% seller financing but bank wanted to put restrictions on how he could pay me so I sold him that building (11 unit) traditional and seller financed (100%) a 2 unit to get him more units under control for less money.