I do prefer to sign up for the least amount of down-payment (FHA 3.5%) though, so there is that.Since I thought this issue is closed, I ended up getting this Lender to proceed with the whole process. 

Preferably one that’s occupied, but needs some cosmetic work/rents raised. 

I want to hear what are the best contractor interactions you have had?

We've looked at it every which way because everything we own is free & clear but my wife still prefers to pay cash for any new acquisitions.

I must say that I give preference to the crowdfunding model, not REITs as you can directly choose several small or big real estate projects to invest in.

Multifamily is preferable, but not if you have to wait 4-5 years to save up the capital.

I prefer to pull a HELOC if I can.  

Regarding your CoC and returns, that's personal preference.

I am wondering what are some resources, preferably free, to get market data for the area I work in?

While you're at it, retain records of all your interactions with her.