However, full disclaimer, my ROTH IRA and 401K are strict indexes and mutual funds.

You cannot make a "Plan" with strict guidelines as flexibility in a changing market is vital. 

Always try to be strict and stick with the paper.

The best thing will be to get an inspector to inform me of everything that needs to be done, then get my estimates.I'm already pre-approved for a mortgage with a bank, but want to use that as my very last resort bc they're strict with who you can use to do the rehab once you're under a 203K loan.  

So I'm looking strictly out of state.

Would it be frowned upon to use a seperate personal account strictly for the business until I get back to the states in about 6 months to phyiscally go and open a business checking account.

I have a pretty strict guideline of what I'm looking for in a property and don't plan to throw offers at a board to see what sticks.

I’d recommend that you sell this and use the proceeds toward a property that you buy strictly as an investment where the numbers work or as a down payment on a house hack.

This is strict. 

it ensures the relationship is strictly business and it is easier to stick to the lease and not let the sob story make you bend the rules.