I've spent some time on YouTube and while I appreciate BL has hosted other RE education, their playlist is really wanting in the areas that are most directly related to their services.

I already spent $1200 on the appraisal.

@Ben Stanley I stayed up late after dinner & spent weekends on my computer, scouting neighborhoods and attend RE investing events.

I’ve spent about $1900 to get last years books up to snuff and this years to date.

I did look at some of the material participation criteria and we should easily surpass the requirements since we pretty much spent time improving the home ourselves, managed all guest communication, etc.Thoughts?

On the uniqueness front that is something my wife and I have spent a lot of time researching.

I am a new investor in Texas, and have spent the last half year educating myself on anything real estate investing related.  

Not one penny was spent on any of that and continued to reinvest it. 

The traveling nurse is being paid a premium, but that premium has shrunk since COVID, and the traveler often gets to pocket any part of the stipend not spent on rent (i.e. you).

Even if you bought off market, great agents should be able to guess what you spent on rehab and also make a guess as to how much you paid, unless you paid cash.As an agent, I would suggest you connect with a great lender who can walk you thru all the nuances of FHA lending on a property like this.