Are you looking at properties that only need "cosmetic" rehab or are you open to deals that require more rehab?

I am sorry that the storm that passed through just prior to your stay required emergency roof repairs. 

For 2024, the annual gift tax exclusion is $18,000 per recipient (rising to $19,000 in 2025), and amounts above this require filing a gift tax return (Form 709).

I would start by finding areas you actually WANT to live and go from there.Picking a place to call home simply because it has a real estate market that you feel will fit your goals is a great way to end up miserable. 

typically no special license is needed when doing it for hard money loans that I am aware of. there may be states like california and nevada that are tricky where lenders need a license of some sort but for most part brokers i have seen are not licensed. 14 or 15 states require state license and NMLS registration.

I think the language you mentioned basically just means they have the right to say no, but not simply because they're hitting grand slams.  

It was never required or nessecarily nessecary.

This apartment required a cosmetic renovation that is going to run me around $27,000 to redo.

You said public water was available...would the lots require a septic system to be installed or is public sewer available? 

I have been told by a contractor that the foundation of the building is intact, so it does not need to be torn down but requires a "gut renovation down to the studs."