I think that your assessment is very helpful and it is true that I am trying to offset costs and cut my commute.I have also had reservations about a flip/brrr because of the difficulty of finding a builder for my team.  

Keep healthy reserves for surprises - they're inevitable in this business.Lastly, treat this like the business it is.

Invested $40,000 with the online store.   

Keep the majority of your money in your accounts $1.5M liquid reserves is a ton of cash so let it earn you interest.Use the Banks money to lend on a multifamily use a Fannie Mae loan its only 5% down but you can put more down to meet your target monthly payment.

Security is up to the user, not unlike how someone can store cash.

But one thing no one is telling you is that 15k of your 40k liquid needs to go to reserves.

Watch the local newspaper, browse local and state government websites, and keep websites like the HUD Home Store bookmarked, which will alert you to up-and-coming properties.Attend local eventsLocal events such as community gatherings, property auctions, or real estate investment meetups are excellent places to discover off-market deals.

Pick up a receptacle tester—available from most retail stores for less than $10.

It adds paperwork and costs.As for your concerns, lenders may have reservations, but it varies, so explore different options.

It descibes the rules for reserving usage, exit strategies, and other very minute details.