If you feel you really want something more special for a nicer flip or something, get a design consultation from someone local who can give you a whole color scheme for the house that will make things pop. 

I have a lawyer reference in NV that will give you a few minutes of time and they specialize in setting up LLCs.

Sub to needs special “handling” because if the selling party is a homeowner rather than investor they need to be aware of the following when they sell sub to1.

To me, it looks like the BRRRR calculator and Rehab calculator would help supplement the missing rental portion.

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

You cannot offset nonpassive income with passive income unless you are REPS or you make less than $150k MAGI because there is a special $25k PAL allowance

You will want to pay special considerations to properties that investors own, as they are more likely to be willing and able cash buyers for your own home.

If you can find opportunities like this to turn additional living space into a bedroom you can substantially increase your rent for the unit. feel free to reach out if you'd like; i'm an investor focused agent specializing in house hack opportunities.

Securing financing for a property without current income can be challenging, but there are specialized lenders who focus on the asset's potential rather than its existing cash flow. 

I only buy in 2 zip codes and have a network of referrals due to that specialization.