Definitely focusing on offmarket or even on market multifamily homes (minimum 4 units). started off in real estate development last 2 years but the paydays are brutal building then waiting to sell.So now looking to switch up strategies to purchase cashflowing properties and then get back to ground up construction or even possible fix and flips. 

Even cheap carpet will allow movement...could void the warranty as well.

Id be happy to break-even with the rental income if I get all of my invested capital back.

Even though I wasn't a good asset manager, I made money on my properties. 

We’re property managers based in Redding, CA, and the laws here favor the tenants, making situations like this even trickier.

We use furnish finders, have connected with some faculty on campus at the university nearby and have even gotten in contact with hospitals nearby to hopefully get traveling nurses soon, too.

Given your assumptions, you are not going to be able to get enough of a loan to fully cover the rehab, even with a hard money loan, so you'll need to pull in cash from elsewhere.One possibility is to have your mom sell you the house with a personal loan, not one attached to the property. 

Also, you don't need to clear the 1% rule to break-even.

This next investment for us will be our first venture into STRs (or even a MTR).

But even if you have a completely self-serve laundromat, problems will still occur.