I want to begin building something great that will eventually pass onto my children and grant them the financial security that I was raised without.

I've always assumed that interest rates just HAVE TO eventually go back up from the historic lows we've enjoyed over the past decade. 

You may do better than that for years, but eventually will have to paint the house, roof, heating system etc.I do find you get higher rents - it's easier to get $800 for 2 bedrooms each, vs $1600 for a 4 bedroom house. 

Eventually, you will build up your D.T.I. and global D.S.C. to the point that you will not be able to employ that strategy.  

I have a rental property in Emmaus, PA (near Allentown), and I paid a plumber to remove the tank as part of converting the system to natural gas.

Well there are 2 ways you can accomplish this. 1) The mortal way... blindly blast mailers out periodically/continuously so that homeowners will get mailers thrown in their face when they do not want to sell, and when they eventually want to sell they still get mailers sent out.

@Ivan SarabiaIf you want to continue investing in Los Angeles I would say look for SFH with a 2-car garage to convert into ADU.

Its an old stone farmhouse built in 1854 in a great school district that was converted into 3 apartments years ago.

Optional if tenant stays or leaveswant to purchase as 1st time home buyer and eventually remodel to live as primary resident. what is best approach to negotiate?

My biggest fear is eventually pulling my equity out.