Some companies charge a fee no matter if they collect rent or not (usually a lower flat fee) and some (I think most) charge a % based on what they collected.  

I'll be taking all of your guys' thoughts and advice: Getting started no matter what, staying adaptable, building skills and momentum, and @Lynnette E. maybe I won't reach that level of sheer hard work, but I'll definitely be putting in the time and effort!

In my current transaction, if I am unable to contact my hired attorney in a timely matter I end up handling the time sensitive components myself including the drafting of documents.

Cons include the two restrictions on amount you can take out (with traditional cash-out, you can do 75% LTV, and upfront outlay doesn't matter), and also that you have to be able to trace back the source of the funds used for purchase as YOUR cash.  

No matter where you stand in your real estate investing journey, BiggerPockets is the ultimate resource for all of your investing needs.

No matter who you find, be prepared for higher fees.

These lender withholding / construction draws are a pain no matter which lender it is.

It doesnt matter.

You also see evidence in that everyone knew/knows it would be short/medium term by looking at the training of the baristas-turned-loan-originators that now dominate the call center places, in many cases they weren't even taught how to read a purchase contract (ask your Realtor, they can attest to this :), the idea (implicitly) being that this batch of new LOs is just going to be fired once rates go up, they're just being hired for refis, no reason to teach them how to read a purchase contract or that deadlines matter.

It would either be a duplex or a single family doesn't matter much either way.