I've seen numerous newer investors come to us for help after they've purchased a flip property in need of a massive rehab that did not know about the "FEMA 50%" rule.

I was referred to the lender by numerous agents and and investors in the area.

See if you can do meetups and meet experienced investors near your city and see if you can get onto  a Joint Venture to get feet wet

You may want to get an attorney and hope RTR doesn't sue you.There are numerous posts here on BP with warnings about buying turnkey because you pay top dollar.

How wet is too wet for existing subfloor? 

I have about 450k and looking to get my feet wet and would love it for any advice on good markets to jump into. 

Best of luck, and rental abritrage is a great way to get your feet wet in the industry.

Adding rooms does create the potential for more conflict but carefully thought-out floorplans, designate wet and dry storage spaces, and provide supplies.

Yes I have answered this numerous times on other threads, but bullet points:1 - If you are considering a PM, now would be the time to hire as you can lean on them most likely.2 - Look for designers in the area. 

There are numerous Facebook groups specifically focused on off-market deals tailored to particular areas and conditions.