While people will share a bathroom in say a 2/1 it is likely a harder sell in a 5/2 and the price you command is less. 

for double closing you would need your funds to buy then sell it to end buyer at premium. there are transactional funding companies that can lend the cash for a fee.

They would either be capital improvements or costs of selling, most likely. 

If someone is selling you a list, they are selling it to more than just you.

If it could rent for $2,000/month why is she selling?

He has opened his doors up to us before to his personal house and cares about people actually making it.I got my first BRRRR property completed last year as a direct result of me being in the Academy.

Find a better property manager.

I couldn't imagine how hard this would have been to navigate if property were even 1 hour away.

How long are you going to own it and when will you try to sell it?

I can't give a tutorial re how to originate a note today, selling a house with financing in just one post.