My investor friend has a lease option on my property to assume my mortgage and property so she can get the terms, while giving me $30,000 over two years for the option to assume my mortgage and property.

The only option is to buy a 2-in-1 combo machine that does both dry and wash.

Not all metros have good 2-4 unit options, but I would look there first as a house-hacker.

If you are already BRRR-ing, then you should have options with less down, probably closer to the 15% down ballpark.

If they plan to buy it outright, you could just do a lease option, possibly.

Options:- Should I completely gut the bathroom, replace the tub, flooring, toilet, tile, paint, and vanity?

But again, if the idea is to grow the retirement account, SRIRA is the better option.

(Go check it out).There are a decent amount of options for the West and South areas, and even parts of the Upper Westside where there would be some options depending on the home or even TH. 

I am open for single family, condo and multi family options. 

To my mind, strictly enforcing lease terms is closer to a last resort than a first option.