Hi JF, You can certainly sell one (1) relinquished property and acquire two (2) separate replacement properties as long as the total purchase amount is equal to or greater than the net sale price of your relinquished property. 

To make the most possible you will want it to be nice and inviting, also have a shower installed and at least a kitchenette IMO.Once you have your total cost for build out and furnishing, then figure out projected income. 

Lets say that i have a total of $100K in total losses that have been carrying from prior years from all of my rental properties combined.

if you want to be totally passive... buy an index fund and don't buy rentals.)

He says he expects 10-15% a year cashflow while they own it and once it sells, it should be 35-45% total ROI.

He was never even a good salesperson (pushy sales tactics are often taught by gurus but simply don't work for most personalities, Jordan Belfort of all people called him out on this during an interview that was very revealing), and his real estate syndication funds are now rumored to be total scams (he allegedly buys the properties separately beforehand then marks them up millions before selling them to his fund using his investor's money, like a wholesaler basically but taking $50M fees from investors without disclosing it.

They were totally unprofessional and I’m already getting mold again.

They've always wanted two years of tax returns.I know everyone says you "don't need anything" for DSCR loans, but I've always found that you... do.The key difference is of course that your DTI ratio plays no role in qualifying for the loan.I obviously can't speak for OP's experience and don't know who her lender is.

This will allow for a totally hands off operation for the times that we might be out of town during turnovers. 

A flipper bought it, placed it on the market for $399K, gave up 3 years later and sold it at $300K, and negatively cash flowed more than $10K/year losing a total of $100K.