Generally when I talk to my customers looking to buy a property each year FHA usually gets in the way with one or more of its overlays and restrictions.

To lump in bitcoin as cause for that would be the same as lumping in the average bank customers cash deposit when certain banks launder money.

Taking a boiler plate contract is not going to be helpful as they're typically customized to people's needs/wants.

I think waiting until October or November would be ideal.

I do think the ideal first-time rental is a four unit that you can live in and rent the other three units out, but those can be harder to find.

Having the GC or someone else upload photos/video after each stage would be ideal.

That being said, 20% down would be ideal to make the rate and pricing reasonable. 

Ideally broken down to the city at bare minimum, but even neighborhoods or zip codes would be even better. 

If financing is part of your strategy, consider exploring fix-and-flip loans, which are tailored to help investors like you fund both the purchase and the rehab of properties.Lastly, start small with your first project, ideally in a neighborhood where you understand the market dynamics.

You would be leveraging more which doesn't seem ideal for you.