The second suggestion would be to get your real estate license.

Hey Noe, I work for a licensed investment brokerage that sources properties all over Middle Tennessee.

Verify they are licensed and insured.

Not impossible, but not likely to get a license.

Not sure if I should structure as a traditional home sale + a separate business package including all accessory structures, furniture, biz ops, STR license, etc.Maybe as an add on if someone wants to use it as a hostel business as well but still open to a traditional buyer purchase separately. 

I am dual licensed.

Yes, I am licensed in New Jersey as well.  

All the DMs from agents, licensed real estate and a few from disposition (something involving wholesaling??) 

As you were asking about news articles I cited, while the Porter Case ones are not available, the one about another scam involving sub-2's Foreclosure Scam           Joe Kaiser, a license realtor would in many cases acquire properties under sub-2, let it go to foreclosure, then pocket proceeds from the foreclosure sale where the lender had to refund proceeds above the unpaid mortgages to the owner of record.

Here's a potential path forward for you:Get Detailed Bids: First, it’s essential to get more accurate bids from licensed contractors for the remaining work, not just a range.