Went back at night and no lights on or AC running.

I got a call from a good tenant . he describes how when they start the dryer all the lights dim in the house , then they will flicker for a while .  

., new bath, new drywall, three light zones, it's not bad.

Good morning BP. was wondering if anyone could shed light on my kitchen light. one minute its working just fine, the next, it wont turn on for 3 days.

This is just what I see as a casual glance and examination.2.5% Buyer commission is a little light in my area of PA. 

For example, can I contribute my commission to closing and put down as little cash on hand as possible so that I can use other free cash for potential light touches or vacancy?

They will still be coming to you for everything that needs to be done (probably even changing a light bulb since you are right next door).I think house hacking is a great way to get into investing, but you are going to have the headaches of living next to your tenants. 

Add really bright dusk to dawn lights that highlight the building and let people know there is new life there.

Triplexes for example.. need stand alone fire monitoring system (e.g. panel) and some of the newer builds, etc will require sprinkler systems to be installed, shared walls between units must all be fire rated (including all doors), emergency lighting required w/exit signs in hallways, etc etc.  

I know very close  what a roof costs, HVAC, water heater, windows, flooring, painting, remodeling kitchen, baths, lighting, electrical, plumbing, landscaping etc...