For the price I could have probably picked up 6 doors or more in Memphis or another appreciating market in the south east but out of state was just too big of a leap for my first purchase and I wanted to A. stop paying rent and B. be able to leverage air BnB for more cash on all of my travel in a way I could not with my previous rental due to lease restrictions.  

Do your offers go up compared against the 70% rule? 

No, the rules are that if the property sells to a 3rd party subject, then the superior lien remains in place.  

Income generated by properties is generally shielded through depreciation, providing investors with the long-term benefits of substantial cash flow and very little tax burden.IRS rules allow owners to take annual losses in the form of depreciation to smooth out eventual capital expenditures as buildings age.

The rule is that your purchase price should be allocated between land and building in the same ratio as the value of each component bears to the value of the property as a whole.So let's say the property is worth $100,000 with $60,000 of the value attributable to land and $40,000 attributable to building (you can use any reasonable method to determine this; one easy way used by many is the assessor's split, though there are other methods that could yield a better answer for you).You buy the property  at a huge discount for $10,000

My suggestion would be to wait at least 6 months, or a preferably a year after you close on the refi before you start looking for another home.  1 year is kind the general rule, especially with FHA, although if you had to move because of a job or something that's obviously different.  6 months you might still be ok, but if you are planning on doing this 6 or 7 times, then you are probably asking for trouble. 

In court the judge will rule on the Nina payment of rent.

Curious to see if anyone else has wrestled with life upgrades and if there is a rule of thumb for making decisions like this?

The cumulative effects of paying tax on your profits every year is underestimated by most — we're talking tens if not hundreds of thousands of dollars for even a modest investor over 30 years or so — and being able to defer those taxes for decades so as to reinvest all profits will be a boon to your net worth and financial position.Also, be wary of "flipping," per se, in your Solo 401(k) as you could come under the purview of the UBTI rules, with the result that you would have to pay tax, and the whole point of investing through a 401(k) is to defer tax. 

This is south FL, and I feel like the general rule is that if someone isn't trying to scam you right now they will later (sad but true).