Absolutely, it's clear you've put thought into your real estate journey, and your aspirations for financial freedom are commendable!

Fix gutters, extend  gutters at least 10 ft haul in dirt around foundation if needed the best soil for a foundation is a heavy clay type  , cut back trees if needed .

I have 10 water front lots on a trout river in WNC with mountain views, they are cleared. i have the site permit, i have the well and septic permits.

Its certainly allowable on FF, but I'd make it crystal clear in your advertising that you are filling rooms in the unit rather than listing the whole space once you've filled a room (or 2 or 3).

My hope is by end of next year he has a local small MF value add house hack (probably will cost ~$1m so it will be a challenge).Clearly I did not sugar coat the path (except I suspect demo child does not fully convey the true extreme of his behavior; the police knew our address without being told). 

Not sure if this will help you at this point or not but VRBO clearly spells it out.  

@Guenevere F.When I started in rental property investing, I found it crucial to set clear goals, leverage existing skills, and focus on scaling gradually.

Good luckI must have not communicated clearly.

I once had a client who sold a property in California and used a 1031 exchange to purchase in Arizona, thinking they were in the clear.

Make sure you understand their timeline for funding—speed can be crucial for flips—and their experience with similar projects.Look for a lender with clear communication, transparency, and flexibility.