Off-market property is the best option for fix and flip, but since you are planning to live and flip, some on-market properties would also work.

Hey Dan, renting to a sober living operator can be a great idea.

If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

I live in the greater Philadelphia area.

The units are very utilitarian, in the first listing there are only 2 art pieces in the living room, they are too small for the wall, and they look like they were ordered off of amazon which isn't necessarily bad but it also doesn't stand out.

do you plan to live in that property?

Some neighbors also told me that there seems to be more people living in the house (on the lease its supposed to be the lady and her two kids 4 YO and 8 or 9 YO).

helping scale is what I do for a living .. 

Also try to get a guage on how much people are out and about and living on their front porches. 

If that is the case, then you are good to go.Next thing will be to not rent anything until you get a real live lease and rental agreements.