Fines and imprisonment if violated.

You'd want either an LLC in the state where the real estate is located or you can also just put it in your name and take out a good landlord's policy from Farmers, Erie, etc. which will protect your investment just fine. 

I was fine with all these numbers.Then I met with contractors...First, I wanted to add a new bathroom and approximately 450 sq ft of additional living space.

That’s something I’m still fine-tuning as I explore new areas.As for scaling up, my focus right now is on leveraging tax-efficient strategies and building a system of limited liability companies (LLCs) to keep risk compartmentalized.

You mention DTI which is fine.

If credit scores are fine, and you are just new to the work sector, then I would suggest doing a conventional loan with a strong income "non-occupying coborrower". 

Paid a top local esigner to come have a look and all she did was insult our cute little place that was doing just fine.....But I think where a designer could add value is by suggesting unique areas, like game rooms, coffee bars, outdoor BBQ/play areas, and stuff like that. 

I haven't closed any deals in Walton, but Gwinnett and Rockdale are fine.  

It feels a little feminine to me, which is fine if you are going after that market segment. 

If it could even break even, I'd be fine not cash flowing as long as I was building equity.