I have an ongoing internal debate on the amount of leverage to keep.

I received a very high bid from my contractor and that's why I'm debating running the project myself.

I know this topic has probably been debated 1000 times, but did want to provide my feedback as I'm currently taking the Real Estate Salesman course.I’ve always listened to the pros and cons of getting your real estate license as an investors, and have come to the resounding conclusion of YES!!

But there’s no use continuing to debate these things, as it just wastes time and gains no outcome.

They are month to month renters and I am debating non renewing the lease so I can just get in the property to fix what may be wrong.

I agree with your thesis but don't understand the numbers.  70% vs 75-80% LTV will have little impact on the mortgage payment, and creates lower reserves and flexibility.Most investors I know are not on either end of the max leverage vs cash debate...they carry modest leverage. 

There is a lot of debate about whether you should or should not have an LLC for your small mutli family properties, but you will have trouble getting a loan in an entity with conventional financing. 

If the house can sell for “$80-90,000 in its current state” and you are debating on offering $65k with the possibility you wholesale it... it’s hard for me to agree that you aren’t looking it for your best interest over his.

I'm debating a)rent out the whole space to a stylist and let them run it; b) rent out by the chair to stylists; c) rent out to someone unrelated to hair. 

Whether that's good or bad is debatable.