Based on your numbers, and assuming you have a credit score high enough and have never filed for BK, you shouldn't have an issue getting approved for an HML to buy/rehab the property that I would estimate at about $370k-$375k (which includes 100% of the rehab costs).

And I don't think they're taking applications yet, but you'll likely have to apply in person.

The owner was motivated due to personal circumstances and wanted to avoid the hassle of listing the property publicly.

I want to start smart and scale up as I learn the ropes, but I’m personally struggling to narrow down which area to focus on.If you’ve done this before, what advice would you give someone like me?

Is your goal to use being an agent for your own personal investments or actively try and grow your agent business to eventually leave your W2?

Fico while they will look these are not credit score driven loans like those buying rental houses or houses to live in...

Will you potentially be more at peace if you sell and buy an investment property that you have never lived in personally?

Personally for what people charge for these programs I would say you are 1000x  better off taking some courses at a local college, getting a degree and working in real estate to get paid for experience and then do real estate on the side for your own portfolio as well.

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

I personally target Lauderdale, Limestone, Morgan, and Madison Counties.