I'll definitely take heed to your advice and continue to make changes and optimize it the best i can. 

In my experience if you are wanting to hold the home as a rental for the long term future, then living in it while you renovate it has one main benefit (low down payment) and a litany of pain-points (like dusty EVERYWHERE, cash out of pocket for rehab, and a whole lot more).Typically when investors think through the "live-in" angle it is either to optimize the down payment (as in a house-hack, where you'd ideally bring little to closing and have a higher cash-on-cash return) or to optimize the tax scenario (as in a live-in flip, where the goal may be to live in it for two years and then sell it within the next few years, triggering the "tax free capital gains on the first $250k of profit idea). 

The optimal spreadsheet would include pro-forma projections of all expenses and expected re-sale value of the home.

My favorite part so far...for comedic purposes, and please keep in mind this comes with some sarcasm.....I found things like: "The weights of the components are statistically optimized for each metro area in order tobest capture the underlying cyclical movements in the local areaeconomy." translation....

Sometimes lenders on properties that are non-optimal in the portfolio with TRY to find any reason to call the loan due especially if interest rate is low and they can relend that money at higher rates.They can look for any reason to try.These are more complex type deals.Regular single tenant NNN are vanilla deals so nothing really to go after there.    

Save the marketing cost and time and step up on a deal The reason people do paid marketing, is to scale and have some sense of control on how many leads you get.If 100 dollars gets you 10 leads, the idea here is that 1000 dollars gets you 100 leads.See, most people do not understand efficiency.If you have a team and you are paying a team and your team can handle an X number of leads a month, you better feed them X numbers of leads, otherwise you are not running your business on full capacity and efficiency and you are leaving money on the table.So you DO want to have some sort of control when it comes to running your business.Now you can either hire or fire based on the amount of leads you have (not very optimal in my humble opinion), OR you can  hire the necessary people that would help run your business smoothly and then do the controllable, scalable lead gen platforms to match the lead flow to your man power. 

I'd spend a hundred bucks on a phone call with your CPA before you start in case you inadvertently do something that sticks you in a less than optimal tax situation.

They are qualifying you as much as you are qualifying them to see if both parties are an optimal fit or not.

Add in that large funds sometimes need to buy more than they can at optimal returns, and they might play the appreciation game on either value or rent. 

Build websites, learn technical marketing tricks like optimization of your ads so you spend less money but reach out to more people, learn how to fix your own computer so you’re not wasting money by having someone else fix it for you.Ultimately use this time in school to build relationships, learn skills for free, and start your business.