You'll likely need a higher down payment if you can find anyone willing to finance something like this as a first time investor; many require some level of rehab experience at the very least.

Travel time has been treated unfavorably by courts, with a few exceptions.

With actual cash, you just transfer it. yes, but you can still bid with lender approval - without appraisal contingency - you send in deal (app), it gets approved by lender its functionally the same as cash (except in true lightning speed situations where there is a quick auction with little time to prep but thats generally pretty rare I'd think)Right, but that's not cash or functionally the same as cash because the lender can change the terms at the last minute, as often happens with less experienced hard money lenders.

A lender that is transparent and timely with communication. 

Like you said, you don't want to grow super fast so take your time and watch the mortgage markets.

But, if you do evict AND they request a hearing then the judge MAY interrupt the partial payment as acceptance of rent and therefore you would have to start the process over at the beginning of the next payment period.

I knew it was time to dive into my next property.

Fortunately for me, I started investing a time in the market where everything went up.  

I tell people all the time to think of any pic of a hotel room- 9 times out of 10 it’s nice professionally done but it is also boring.

I would suggest getting another full-time job for the time being and investing/doing STR on the side until you can fully and comfortably replace the income that you would be receiving from your job.Is your LTR in need of repair?