The rate sounds low..conventional mortgage primary purchases are in the high 6%'s-low 7%'s..The 5 year PPP is a little heavy as usually declining..5%.4%.3%..can also consider 'buying out' of the PPP usually around 1-1.5% of the loan amount upfront..

One of my LTR tenants is a heavy marijuana smoker and the smell is invading my Airbnb.

I built that one a few years back it will be similar only the exit is going to be 850 to 900k this time around.. this area does not have the heavy influence of the BAR like south of Broad  and other areas..

Its not an always black and white though - DSCR Loans with heavy prepayment penalties can often be equivalent or even somethings better on rate vs. conventional

Similarly, by renting out their house to a STR operator, the landlord receives secure rents rather than taking on the heavy lifting of operating a STR. 

That $15K would have to be enough for either a 3.5% down payment using FHA for example and lean heavy on the seller for a Seller concession (Seller credit) which goes towards closing costs.

Outside sitting furniture is good but if it is on the lawn don't get heavy furniture as the lawn guy has to move it.

Sounds like a very heavy lift for a new investor.

Without experience flipping/brrr or any heavy rehab is very risky and can result in big losses.

Make sure to connect with heavy hitters and you'll soon accelerate your learning curve ten fold.