Luckily I’ve gotten 5 stars from all my guests (cross my fingers) even from the ones where unexpected issues arise.

Also, if for some unexpected reason air bnb doesn’t work out, id rather rent out 4 units long term then just have one house.

I wasn't really planning on using a private/hard money lender, since I was only going to make cash purchases to the point where I would still have 6+ living expenses and then a little bit extra for unexpected costs. 

I have 6 more leads in the funnel now, and should be closing on two properties this month to start the new year right - barring any unexpected situations. 

However, there is one critical component that must be present for that to work. 

., what are good neighborhoods to invest in) Lack of confidence in the calculated costs for expected and unexpected items (e.g., electricity, gas, CapEx repairs). 

But they add a component of refinance to get cash out of their rehabs to reinvest in new property. 

Being a general contractor and an experienced investor I see stuff from multiple angles and the key component of what you said was he is selling this property in the winter and that's exactly for a reason I've seen this happen many many times.

This appears to be a huge CapEx cost on top of the other major mechanical components of the house.

You mentioned you have high interest debt and an unexpected medical bill.