We gather all documentation into a Google Drive folder for potential buyers, including:Renovation details (brochures, warranty cards)Pre-listing inspection reportPre-listing appraisalWell system documentationSeptic system documentationSharing this folder with agents and on the MLS helps create transparency, leading to bidding wars and waived inspections, often resulting in offers over the list price and fewer repair concessions.By identifying properties that fit the rural buy box for entry-level to mid-priced buyers and tackling major expense items upfront, we remove risk from the transaction.

Examine the post-rehab value (ARV) of the property to determine whether you can refinance and extract most or all of your original investment.

I will make certain to tell them our story and to warn folks to proceed with extreme caution whenever an "investment" opportunity comes their way from Scott and I will cite this very experience to drive the point. 

Its your money but I would drive the areas to get a feel for whats around what you are buying . 

I got the drive just looking for any wisdom I can gain maybe even a mentor??

Coaching is great when you want to an existing business and start to scale, not from ground to one.A decent rule of thumb for a first investment in-state is to cap it at 30-60 minutes of driving or else you will be too detached from it to learn and properly landlord.

What is driving the depth of the beam?

Adding one for each bedroom and then other rooms will quickly drive the cost up there.

@James Thompson, take a look at 204 Cherry Drive, Melbourne Beach.  

Then you could use the 3-5% down on a house and use the leftover for reno.If you're interested in doing a flip, I'd look on the outer edges of Charlotte or towns surrounding that are within driving distance.