If I put all of my eggs in one basket (Florida in this case), paid off property and a hurricane blows everything away, FEMA is nowhere to be found and the insurance companies take years to pay what little claims they actually do pay, I suffer through it in a blown out house.

Is this in your wheel house?

Quote from @Duane Williams: We’re a family-owned fix-and-flip company operating in San Antonio, TX, and Northern Virginia, managing everything in-house—from wholesale acquisitions to rehab & construction (with our own project managers and crews) to listing & selling through our licensed brokerage.

The good news is you don't need a specialty loan for a house hack, just a traditional primary home loan.

New modern houses, much higher prices than CG. 

If he is a contractor, why not buy the house personally and pay him a fee for his services.If hes a realtor, why not just pay him a commission to buy the house.Best of luck

If you decide to keep your house, you can do an IRRRL after you have made at least 7 payments on your new mortgage.

You can still buy houses in small farm towns in MN for $25k.

**For context I house hacked for about a year after she passed away but couldn't live in that house anymore and sold it.

I performed audit work in low income housing.