So I've already went ahead and tried to compare.

So first of all, congratulations on not needing the explanation that what you qualify for doesn't affect what the bank will loan on a particular property - you are ahead of the game already. 

This is another get it all signed ahead of time. 

Opening wallks means demo, insulation, drywall, mudding, texture, painting,... tasks which adds a lot to the overall project cost.Flooring, painting, cabinets, light fixtures are all pretty straight forward

I think that people can get ahead in a market like this by being consistent and relentless in searching for deals.

Thanks for any responses ahead of time.

This is the space where an investor can continue to grow their portfolio even in this market.Now, if you don't want to do rehab and I don't blame you because I've found out the hard way in past ventures that I really really suck at carpentry and most things that aren't basic mechanicals like HVAC (I was an aircraft mechanic in a past life so I "get" things you can assemble with bolts better than how to cut wood in a perfectly straight line even with a jig), there are options to have general contractors and specialist subcontractors do the rehab for you. 

Anyone ever bought a property straight up with a business credit card?

I still have so much to learn and I don't want to come here and just straight up ask for the answer.

I'd love to hear from other more experienced investors who are years ahead of me on what is the first "type" of investment you would do if you could go back and redo this all over?