Learn as much as possible, develop some great contacts, determine what your niche will be (style of investing), set some goals, and continuously improve your financial situation.

I have a good deal of experience with the area from home improvement sales and financing.

Still decent rates on these loans, granted not the same as a standard FHA, so you could consider a FHA 203k Streamline or a FHA 203k traditional.Streamline could be properties that need less than $30-$35k initial improvements done by 3rd parties.

Consider an exotic product like a "leasehold" exchange which would allow you to exchange into improvements on the lot you own.  

My sister and I have teamed up on this new venture with the desire to make a better income and improve our financial future.  

I know some things are coming in the future but essentially you are paying for the future improvements in the area and they aren't there yet.

If CodeNext improves that you should expect to see more development in non-residential product types.  

My plan is to secure financing within 2 years and refinance to pay you off and move forward with my plans to improve and continue to rent out the units.

We used our BAH as we purchased properties, and used COLA to make improvements to our owner-occupied properties. 

It basically teaches you how to be a better human being so that everyone is rooting for you to be successful. its all about being the best guy or gal you can be and how to improve peoples opinions of you.