It is a 24,000sf structure with the ability to add an additional 6,000sf of interior space through a currently unused portion of the building. 

With that said, the ability to borrow to acquire or improve RE is a big, big deal. 

Capacity is ability to execute and retained cash..

I always think it is a good idea to build a system that combines flipping and renting, as flipping allows you to continuously reinject capital into your capital and doesn't hinder your ability to continue growing your renal portfolio.

There is not a riskier borrower to lend money to than someone who doesn't have the ability to cover the deposit for a purchase.

If you have a good cleaner, your business is going to have the ability to be successful.

Let's look at MSA median incomes, because reality is when "investing" in a MSA Real Estate, well, revenue and profitability will be DIRECTLY dictated by your customer bases ability to pay, right. 

Underwrite for the worst you'll accept and then perform to your best ability to maximize over time.

Send the mom a bill for all the trouble.

Again, your situation is unique so understanding what lending is available to you once you reduce or elimnate your credit card debt would be a good step.The reality is you have the income and the ability to make this move and own multiple properties in 2 years...BUT...you need to make some sacrifices and hard choices for the next 2 years in order to get there.