It is pretty low risk from my viewpoint.Then, after you've sold the first property, you could buy another home that needs to be fixed up, live in it as your primary residence, rehab it, and sell it again after living in it for 2 years as your primary residence out of the last 5 years.

I have learned of REIRAIL looks pretty cool.

RS Means, accubid, procore etc.Labor units are pretty much a constant, materials are constantly in flux.

On the positive side, since it is in a pretty decent location, it is fairly easy to keep these rented.

I definitely think in my area, many of the good opportunities I could qualify for with my income would have pretty high rehab needs before they're rentable, so it's good to hear where you would start out instead.

These are pretty much the replies I expected, but great to hear that I'm not the only one concerned with guest safety. 

Soft close on all cabinetry (think thats probably pretty standard in most areas now), dimmers on all light switches, mood lighting in kitchen, and cased windows rather than drywall returns.

It's pretty much spot on.

I have heard that some lenders are opening back up their HELOCs on investment properties, but they can be pretty challenging to get sometimes.

There is a ton of BS in this industry, but that's makes the real producers pretty easy to spot.