The reason I want to sell is there is a property on the market I am absolutely in love with and wouldn't need to upgrade a single thing.

Property is still on the market and I am sure if I can find the funds they would consider me again.The property is going to be a challenge but since I don't have experience in investing I don't know if a hard money loan would work.Any ideas in funding? 

Agreed, seems like a tenant to keep as long as they are paying market rent.

most of the builders that we work with are able to pay more points for the investor than sellers on the secondary market.  

. -  In my market they just issue the permit.

Great market for BRRRs

In any market, if the numbers work for you, it can be a good investment.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

It works out greatLong term low impact tenant at higher then market rates.  

Hey Michael, there's plenty of folks here and local meetups for you to network and pick their brains.I would connect with some local investor-friendly agents in your market.