RISK: minimal as it is backed by a deed (home being occupied by and therefore taken care of), and a promise to repurchase the investment.  

., while I'm not against "no debt", none of my advice was for the purpose of minimizing the OP's tax payable just for the sake of it.

I'm thinking something dark because the counter tops are light. 

Inventory is minimal there, of course.

(minimal 3bd room w/garage)  Projected Rehab Costs: from $10-15k. 

When we sell a house, the listing commission is minimal ($250), and is just a minimal part of the seller's closing costs - I make my money off the profit split, not the commission, when we re-sell.Let me know if you have any questions.

Strong lease agreements and excellent tenant screening can help minimize risk and since you will likely be close, you can keep an eye on it.

Only a minimal amount is needed to keep the TSP open.

This minimal cost is the cost of doing business. 

Although house flipping and BRRR have always seemed interesting to me, I've fallen into a couple opportunities to do those, with minimal risk, but also minimal effort.The first home I purchased was '06 when my son was born that I rehabbed with my father (a retired contractor).