I’ve been working with real estate investors in Atlanta for many years, and I’d love to hear more about your goals.

Great topic, which is made better with examples.  

I don't think I'll have the time to find something used since I'm doing most of this remotely. 

Look into it, you may get more than 18 months with the amount of cash you need.

Good luck with getting this tenant to accept higher rent, because you've trained your tenant to think they have a "mortgage payment" that never goes up!

I've tried Air BNB support to understand what the prior quality issues are to prove we've resolved them (but for privacy they can't tell me).

Our instincts are to eventually rent it and use the income for payment assistance on a new home mortgage.

I have done it with some contractors taking Paypal where you can use a credit card on that site with a fee, or QuickBooks is another one too.

Sorry you’re dealing with this—it’s a good reminder to double-check zoning before closing, even when it seems straightforward.

From my understanding, it might be more advantageous to refinance as a rental property at a lower LTV with income from two units, rather than as owner-occupied at a higher LTV with only one rental income considered.