As Nicholas mentioned, house hacking is a great way to dive into investing.

Dominic, you mentioned not being able to scale my business using Shopify as opposed to Wordpress.

Since you are not doing super high end finishes as mentioned, doing high end flooring and all other stuff just above builder grade does not warrant tile or full wood flooring. 

And as mentioned above, if the lender you are speaking with doesn't know what that is...then you need to go to a different lender.  

@Kristin MathernI would pay it given no keys were provided, it wasn’t specifically addressed/mentioned in your lease, you were provided the opportunity to address/fix yourself with a 25-30 dollar replacement from Lowe’s/Home Depot, and lastly, it was an existing situation that could have been avoided/prevented at move in.

As mentioned above, they specifically allow this.  

Also, I'm looking to form a power team in each of the states mentioned.

As others have mentioned, having a good ballpark estimate of rehab costs before closing is also smart, and likely required if using a hard money lender. 

Quote from @Matthew Irish-Jones: Quote from @Mark Cruse: Yes, there will be more expenses above what's mentioned here but if this is done properly it can be kept to a minimum.

I don't remember the exact cost when I did it but I remember thinking it was cheaper than expected.I didn't see a comment mentioning that you should just include utilities in the rent and increase it based off that so I'll be that guy.