Of course the real opportunity is to improve on that NOI that I will be inheriting from the current seller.I'm doing a 1031 exchange (thanks for all the education @Dave Foster) which should also help me save on the capital gains taxes. 

You're wrong.Properties aren't listed in some arbitrary method.

Apart from learning/educating, you can choose to work with experienced Sponsors by investing in their deals.

@Kyle Baron you mention that they aren't out of the place yet, along with back rent I suspect you will also have cleaning and other fees you will not be reimbursed for. 

Seems like the kids our age aren't buying and in NH there aren't that many rental units available.

So many things to consider and I am far from the level of real-estate education I’d like to be, but you need to get your feet wet somewhere. 

As your primary residence, you should purchase the best house you can afford with your kids education and extra curricular activities in mind.Problem with SF public schools is the lottery system, but that's a whole other discussion.

They aren't that bad online.

They come speak to we agents at conventions and claim they aren't trying to cut us out, because the way it works is the seller (who can sell without showings, staging, etc.) is given an "instant offer" by them, but also a professional valuation from an agent, so in their mind, they are including us.The offers are very low, from what I've heard, and the fees equal, or in some cases, more.

For appraised value, FHA aren't really different in terms of opinion of value.