You would still owe the same amount either way, but BOOM now you have NINE financed properties and can still get #10 Fannie/Freddie and avoid the 7%.There are also games you can play with putting the property and debt in your spouse's name alone (we're a community property state in CA so it makes little difference so long as you're married), with shoving the smallest debt amount into commercial, and a few others, but rolling your lowest mortgage balance into the property that you have the most equity in is the most commonly successful technique.TLDR: You can shove as much debt into as few properties as possible to avoid the 10 financed properties cap.

Other stuff I do not focus on.I know of a great strip center off market for 6 million and I am direct to the owner.Cap rate is around the 6's which is common for California.  

My understanding (at least in Colorado), is that if you are going to hold property as something other than tenants in common or joint tenancy and there are more than two people, you have to list out their names and ownership percentages in the deed.  

Getting a loan should be no problem as my credit score is 770+, I am employed, and I can put 20% or more down.

I looked them both up, and I would consider the TIC (Tenants in Common), because it I believe I have a clear understanding. 

A 20-something with no college what-so-ever, I feel fortunate to have secure employment like I do.

If you work with a quality firm and not just a marketing company/document provider, then you will also have access to quality support for the tool as you invest, and can consult with your provider to ensure your strategy is within IRS guidelines.If you are self-employed, there is a similar program with checkbook control called a Solo 401(k) that can have advantages as a more powerful retirement plan than an IRA.

Is it common to ask for the rental history of the property to see how full/vacant it has been for the current owner and how do I go about doing that?

I do not want to pay my loans off early because I am on track for them to be forgiven (through a program based on my employment field) in four years, which represents a huge financial boon for me.The lender told me that Fannie/Freddie guidelines recently changed regarding student loans for DTI calculations.

Provides that licenses shall be renewed every year using the common renewal date of the Nationwide Mortgage Licensing System and Registry as adopted by the Director of the Division of Banking of the Department of Financial and Professional Regulation.