I live in the greater Philadelphia area.

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).

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.

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.

helping scale is what I do for a living .. 

I’m willing to volunteer my time to assist with tasks, research, or anything that supports your business while I learn the industry.If you’re open to mentoring someone hardworking and motivated, please reach out—I’d love to connect!

I have changed my rental strategy to Co-Living (rent by the room).

Great idea from @Henry T. to live in the ADU if you can and rent the house.

For a tenant who has only lived there for a year, the expectations for normal wear and tear are lower.

Always best to research mortgage companies/brokerages for things like compensation, availability of training, assistance on files since you are new, and if they teach you how to constantly get business