The house likely won't cash flow as a long-term rental once you move out, and you're spending more money upfront in both monthly costs + downpayments and closing costs. 

My own ceiling fan is perpetually on in my office where I spend most of my time, so I can understand.

It's not worth spending so much money on a short basement even if you can, as it will affect the end result. 

How long does it take to realize that's where these "gurus" make their money - they are marketers and maybe small investors on the side I spoke with one on the phone - I am curious and like to hear although I would never spend more than maybe 2k on a course.

Given that he's got a long history in business but is struggling to cover $30k in Op-ex and marketing spend, my guess is that this is either not very well managed or is in distress.

Same goes for furnishing; many spend 10s of thousands on furnishing if doing bnb like we are.

My best advice would be to calculate how much you would need to spend on food and determine how that number relates to the amount of rent you are paying.

Let's say your $7K spend adds $15K in value. 

I was spending hours analyzing deals with a W2 job and all the money I spent on appraisals and inspections on offers I made became too much.

We were spending a ton of money on fax paper that was full of unsolicited advertising for - well - fax paper among other annoying things.