If you live in it I don't see the harm. 

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

basically my problems with the course were 1) by far my main and only real issue of why i'm here - promises of course material not backed. 2) course material lacking in substance for price more of what you'd find in a $250 dollar course or for free on this site/youtube. 

Hot tubs can cause more harm than good. 

Since you already had the initial credit pull, additional pulls will be essentially freebies and not harm your credit (if you do them soon). 

Then selling your old primary tax free and moving into the property with deferred tax so that it stays deferred while the sale of your primary is tax free.Thank you for giving me a substance reply and not something like "you should consult a professional" :) You make some very good points.

If she wants to pay the rent on the 16th every month, let her. what's the long term harm in that?

I've also been looking at the Affordable Loan Solution® mortgage from BOA (3% down, no mortgage insurance required), but I guess that loan has restrictions, such as the "borrower’s income cannot exceed the area’s median income" (somebody told me this restriction...still need to do some more research on it).I guess I'm worried that the PMI of the FHA loan will end up causing me more harm than good.

. Review investor-purchaser plans for conflicts of interest that could lead to harmful outcomes, such as aninvestor’s financial interest or other business connection to a large-scale rental housing entity or home auctionplatform. Compel investors to prioritize sales to owner-occupants following foreclosure in order to promoteneighborhood stabilization and support prosperity in the respective community. Require that the secondary sale of any loan by an initial investor-purchaser to another investor must prioritizehome sales to owner-occupiers. Ensure the release of performance and outcome data for each pool of loan sales, as well as the demographic dataon the sales."

However, any agent with substance will walk the offer in prior the minimum period ending and have it waiting to be submitted.