Once you start getting into some more transitional areas, your ideal 2% may be attainable. 

Ideally, we would need certain data points from you guys, like a zip code and what type of terms your borrower is looking for, etc. 

I would hope that my future wife could make her own investments, but fha seems odd about that

., then it seems safe (for 8 years at least). 40 miles from Boston odds are really good that it is a great location.

Ask yourself how many other agents are mailing to this same person and what are the odds they will pick up the phone and call YOU?  

They have to ask the tough, and odd questions up front because no loan goes without an issue that couldn't be resolved by just asking the right questions. 

Since this would be our first property we'd ideally like to purchase a home that would only need cosmetic fixes, so that we can keep it fully occupied with tenants.

If one rented it as a 2 family and just included the electric utility in the rents with the upstairs unit having a 2 levels it would be odd as the 3rd floor of the upstairs unit would have a separate gas bill. 

Money Partner agreement seems ideal or as previously mentioned above, do it yourself and get the experience and work with people you trust. - If you can't find private money, while it's not the best option, you can try HMLs where I've seen they cover 95% purchase price and 100% rehab costs.

As someone with no experience, it seems odd to me that most duplexes I've seen in my area are listed as just one side of the duplex.