Found it interesting during the peak of covid how airbnbs around Emory performed well with so many traveling and on-call nurses being stationed in the city.

As you know, moisture/ air/ vapor/ thermal control is key for the long-term performance of your house and occupant comfort. 

Or if the larger deal you are buying has enough meat on the bone from a value add standpoint, you can force the apprecation by stabilizing expenses, pushing rents after performing improvements, and then refinance your new deal and pay off the hard money loans on your condos. 

Assuming my performance at work remains consistent I should be realizing about $70,000 in stocks every year.

If you stay on the performing side, that is a lot different. 

You have to find a deal with enough meat to satisfy a flipper (which in these competitive sellers markets is no easy task) and then enough meat remaining for your profit/fee.

I could do four walk-in closets in a day, easy, with the time while I'm waiting for the coats to dry occupied by all the other tasks around the place, even with having to wash down parts of walls and scrub the baseboards, and painting ceiling and trim both. 

Are you saying that construction loans that are performed by the home owner take longer to process / more difficult?

It does make sense to trade low performing assets for something better.

That said, getting your license or performing the transaction without violating licensing laws is certainly the way to go.