I like your style.

Hard Money/Private Money can provide up to 90% PP and 100% Rehab on Fix & Flips that can be advanced at closing or reimbursement style draws and can close in 2 weeks - Refinances starting at 4% with a great min 550 FICO and no seasoning for BRRR

Another option, very “Rich Dad Poor Dad” style, is to buy an asset to pay off the liability. 

As for the shop, you’ll definitely need to have a phase 1 environmental study done as part of your due diligence.

Presentation and management style matters A LOT, in my market there's plenty of rental histories that are low on properties that can and will perform very well when managed properly.Check out comparable properties and see what their rates are at for different seasons.  

Purchase price: $67,000 Cash invested: $3,500 Bought FHA style loan for 3.5% down, lived in for 3 years, now renting (approx $600 profit/month before, which will change after refi) and currently doing a cash-out refi to pull out capital for further investments.

Instant devaluation.Renovations will probably stagnate too--meaning Slums cannot be to far away for some of these places.Then they they will probably pass more laws to "Crack down on" the Evil Slum lords who own these places.What's next in some of these areas, old Soviet style Khrushchyovka Grey block flats with one common kitchen for all, to house the "good" Komrads and everyone else to the Siberian Salt mines.

Mold, dirty place, maintenance issues, old style dated property.

These software will also set you back at least $200 per month.Gantt SchedulingTeamGantt/Gantter/MS Project - Gantt Scheduling Softwares for creating Gantt Charts & Timelines, & managing tasks.Customizable Business/Task ManagementPodio - Customizable system that allows you to build workflows, track tasks, etc.Smartsheet/AirTable - Provide spreadsheet style platforms with additional functionalities for uploading documents/images, assigning tasks, calendar, images, etc...Microsoft Excel/Google Sheets

I imagine I need a team consisting of a good contractor and environmental engineer at the very least but any additional insight would be greatly appreciated.Thank you.