If all in around $435k, wouldn't she need to leave money into this deal with a projected ARV at $500k?

Suggest you pester them with questions to learn the eviction process, so you can save money in the future.

If this does not happen the seller could walk with your hard work, equity, and money.

It's a great way to increase your net worth and these loans can also be used to pull cash out of a property as it appreciates allowing you to reinvest money into new deals.Happy to connect to discuss further. 

I will not have a full time job until this comes, so I wont be able to show much income other than part time money flowing in, until I start this position.

It can be only for the reason that you got your money working for you instead of the other way around. 

It’s inexpensive to provide but can make a big impact.Comfortable Bedding: Investing in high-quality mattresses, pillows, and linens improves the guest experience and leads to better reviews, which can boost occupancy rates.Smart TV or Streaming Services: Offering Netflix, Hulu, or similar services is a low-cost way to enhance guest entertainment and stay competitive.Fully Stocked Kitchen: A well-equipped kitchen with basic appliances and utensils appeals to families and long-term guests, saving them money on dining out.Dedicated Workspace: If your property caters to remote workers, adding a small desk and ergonomic chair can set your listing apart.Outdoor Spaces: If your property allows, an outdoor seating area, fire pit, or hot tub can significantly increase your nightly rate and attract more bookings.Energy-Efficient Features: Guests appreciate eco-friendly options like LED lighting, smart thermostats, or solar panels, especially in eco-conscious markets.Keyless Entry: A smart lock is a relatively small investment but offers convenience and security, which many guests value.If you’re deciding on amenities to add, it’s always a good idea to research your local market.

Insurance doesn't cover anything anymore and we can almost just pay for all damages with the money we spend on it! 

I would spend money to enhance and update to current standards the search functionality and person to person tagging so it's easier to find stuff.

Maybe a better question would have been if you know how much money you have for a down payment on a property?