In my experience, allowing these professionals to guide you can be highly beneficial, as they are likely to recommend properties they would be comfortable managing.

With a 4-unit building, that’s a very high customer concentration.

This means the loan value will equal the property value and your mortgage payment will be high.

The gap opening is roughly a 11 ft and 6 ft high.

The bank they are using with that offer is now saying my site prep bid came in way too high and not approving me (so far. still in process).

No, I highly doubt it.

One of the REPS cases (I forget which off hand) they were basically like...petitioner states they spent 8 hours on X date supervising painters at the property and we find it highly unlikely that anyone would sit and watch paint dry for 8 hours. 

Even though the nightly rate is high, the RE has such high value that the margins are fairly tight.  

This implies renting is initially cheaper than buying and at high LTV, rentals are initially cash flow negative.  

You are a high w2 earner, The house is worth 110k today, you are buying from your grandma for 60k in exchange for free rent for life, upside ARV of 200k.The costs of owning the house will help provide tax relief on your high w2 earnings, you are buying a great chunk of equity that will pay off in the future, and you and your grandma are doing each other solids.