I saw a ton of this happen on the last downturn.

I am interested in utilizing space again for group meetings, workshops, and for clients who may still desire private space.  

The devastated community might take years to recover (or never recover), but your costs will continue (debt service, taxes, insurance, utilities, etc.).Meeting the above financial independence requirements depends on the city where you invest.

Opt 1) utilizing our savings in the brokerage account and emergency fund and pay for it all up front. 

Prices in Columbus are still low enough to find 1% rule deals and there's a ton of appreciation happening in this market as well.

Also keep in mind the 25k investors is the toughest one.. nervous take a ton of your time etc..

Not to mention they wrote of over $300k worth of taxes for me utilizing a cost segregation study. 

I'm a full time agent and investor in the area that works a ton with VA buyers and i LOVE helping people house hack, it is definitely my favorite strategy and my passion helping people do it.

Additionally, do you all generally use a smaller income criteria if the rent is inclusive of utilities? 

These investments often don't cash flow a ton but they are turn key with a builder's warranty and a great place to park money and enjoy the tax benefits.