I'd love to get my feet on the ground and be in the rooms with people putting in the work and doing deals! 

There are no crazy tiles, the countertops don't have aggressive veining, and there are no crazy accent walls in the living room.

Thanks for touching base and let me know if there's room for collaboration on any of your projects or just willing to share lessons you've picked up along the way.

Looked up hotels and I see $350-600 per room per night for 2 adults and 3 kids.

With a house hack you buy a single family and rent out rooms to roommates to make money OR a small mult-family (2-4 units) and rent out the other apartment(s).

Metro Atlanta, generally speaking, respective markets 30 to 45 minutes from the City, will be tight on cash flow unless you implement a creative investment strategy, such as short-term rentals, medium-term rentals, or rent-by-the-room properties, or allocate at least 30% to 35% towards your downpayment if you intend to hold the property as a long-term rental. 

The easiest spot would probably be the dining room and change the office to more of a smaller dining area. 

However, I didn't lay out what that seller financing offer would look like because I'm really not sure if a deal can be made or how that financing would look.I'm hoping to find a way to get the home owner some money in her pocket if possible, although I need room for an investor to fix the issues and hopefully buy the lot back from the auto repair shop.

As others hinted 20K does not leave you a lot of room and would narrow down what strategy you can use.

SUN Title Agency for Grand Rapids.