I have my RE license but primarily focus on off-market deals and helping out of state investors get started there by plugging them into my team and helping them from start to finish do BRRRR deals.Anyway, happy to connect with you or anyone else.

In a nut shell, we want to capitalize on a growing market by owning and managing rentals that we build and then sell the properties in the future to reinvest or retire.

At this point I’m very hopeful that I get a more reasonable quote by this second plumber coming out today 

If we make a profit of $130k by selling the townhouse and minus all the cost (agent commission, selling cost, maintenance), then we use it to recast on the sfh, the sfh mortgage will be down about $800/month.

You could go with:Step-by-Step Increase: Let them know the rent will be going up gradually, maybe $100 every 6 months, until they’re paying fair market value.

It is not a problem.There are different remedies, including soaker hoses and other remediation items, to limit soil impaction, but piers and leveling are common. 

Good contractors are hard to come by as I am sure you know.

So as the original post by @Chad V.  

Ignoring short-term bridge loans, most commercial loan sizing is limited by DSCR, but they are not called DSCR loans. 

This will get you the investment at the price you're looking for, while gaining appreciation in a hot market caused by migration and lower prices compared to the rest of the country (Greenville, SC).