I originally lived in it for a year, while if fixed it up so i only had to put 5% down + closing costs(25,000), and the property has appreciated 8% over the past two years(20,000) but not sure if i should rent it at a loss and structure the lease so i am  in a more favorable leasing cycle, or plan to sell it.

You have not pulled together a financial plan.3.  

The bathroom tiling can be done before or after the rest of the floors and simultaneously during other portions of the rehab to save time - you should measure out and plan that your two floorings that meet are at the same height to avoid the inevitably ugly and clumsy transition piece.

I work with a lender that allows that as long as we can document some explanation that the borrower doesnt plan on occupying the home as a primary residence.

I was using an insurance broker that helped break it down for me based on if I was planning to replace anything right away or wait. 

Being clear about what’s covered in the lease and by local laws can avoid misunderstandings and set their realistic expectations.If you do plan to carry out the cosmetic upgrades (because the property is overdue and of course you want to ensure your tenants are enjoying their home to the best of your abilities), try to schedule the repairs at times that minimize disruption.

My issue is not knowing who to talk to to make sure everything is legal or making a plan to apply for new zoning.

If you are planning a hands-on project or know someone else willing to work side by side with me, I am ready to provide funding for the right deal.

He plans to do more with me and bigger pockets (no pun intended) if the deal goes well.

I have my plan I stick to now and say NO a lot these days to things that do not fit into my plan.