After that, I'd paint and put a new kitchen in (likely do these myself, which I have done before).

Whether you’re flipping, building, or investing in rentals, I’d love to hear about your experiences and how you’ve worked around any roadblocks.

Ideally I’d like to leave my realtor out of this sale due to their high price tag in my area.

With rates where they are, I'd expect you don't plan to be in the mortgage for more than 3–5 years (maybe less) depending on where the bond market goes. 

Although the total rent of $3200 is above the $2500 Mission Driven 80% AMI threshold, the *tenant paid rent* is only $2400. $2400 tenant paid rent + $700 S8 voucher rent = $3200 total rent.

My goal is to help people invest in properties and grow my business, but as a beginner, I'd love some advice on getting my foot in the door. 

@Jason Sinclair, having a designer for a wife, I would answer that it really depends heavily on each house, the flow and usability of the spaces as they are, and the overall use of space in the house as a whole.That being said, while there may be a small shift towards more separated spaces, "open concept" is by no means dead, and in many markets, most people seem to still want to have connectivity between their communal spaces.In fact, my wife's current flip is a split level (although technically it is a split-foyer), and she is taking out a structural wall to connect the kitchen, dining and living areas.  

Then I’d list it occupied but I’d give the tenants notice now.

I just found out the property is in a Zone A flood area, which means lower property values and a longer selling timeline.At this point, I’d rather take the $5K loss than deal with the potential headaches.

If you want the best class A+ LTRs in the state I'd recommend the upscale neighborhoods of Charlotte (Southpark, Myers Park, Dilworth etc.), or RTP / Raleigh.