(Hint: I as a lender do not pick the property tax rate, I can only pick how honest I am about it)When rates go up a quarter, on top of having lied to someone by a quarter, the natural path of least resistance is to attribute the full ~0.5% difference to rates going up.I typically qualify people 0.25%-0.375% higher than where rates are currently at for their particular scenario, and I show all my qualifying math, so my peeps going into contract right now currently think I'm a wizard because I'm mostly still honoring what I "quoted" or relatively close to it (I actually never "quote" people at the preapproval stage, I only qualify them, because quotes at the preapproval stage don't mean squat, but I get that when someone sees a number with a % next to it in a big spreadsheet with a bunch of math going on, they think it's a "quote").

I'm sure years of acquired experience and natural skill have paid off well for you, I hope to be as well versed as you are on these specific topics amongst others one day.

I have a real passion for real estate and currently own two properties, so naturally I would like to grow this aspect of my life and feel that initially I can maintain my full time gig while diving into investing.I would love to meet and network with other individuals in my area. 

As I prepare getting married next year and consider long term wealth creation, I naturally started paying more attention to real estate as an investment tool. 

Constructing a small vacation rental at the site is a possibility we are beginning to investigate since it seems to match what we already do travel-wise and rental occupancy rates look favorable to property owners given the right circumstances.We already own a single family rental in our hometown that has been productive for us over 15 years, but the nature of a vacation rental is a different animal altogether.  

If we sold is the next natural question.My instinct is to begin in rental properties that aren't nearly as expensive as my current home.

Flipping would be a natural fit for us.  

But if it were me, I would be very picky about my buys because the transient nature of the residents there make for a high crime rate in some sections.

Guess it depends on the nature of the properties (residential, commercial), your D:E ratios in each, terms and restrictions of mortgages (avoid ARM's that expire concurrently), anticipated vacancy rates and trends, cash flow and reserves, etc.

To the extent not confidential or sensitive in nature, if you'd like for me to take a look at whatever you've drafted I would be happy to 'lend' some feedback.