Living in the property during the renovation not only saves me on living expenses but also allows me to intimately understand its potential.

If you don't like the idea of roommates, then a home with a separate entrance to the basement allows you to Airbnb or short-term rent a space. 

Your budget allows for a balanced approach, spreading risk while tapping into different segments of the local real estate market.Raleigh's real estate market is characterized by its resilience, growth potential, and appeal to a wide range of tenants.

In other words IRS rules don't allow you to sell it to yourself because you are considered Disqualified Person. 

It does not say “seller to” or “seller agrees to” perform a specific act: it simply states both parties agree to allow the septic design and cost review to be attached to the Inspection Contingency with terms to address cost prior to close.Do you have corroborating written emails that clearly indicate the Buyer has the responsibility to order the design work and estimates?

Allows you to get everything delivered for very cheap.

LLCs allow you to keep your personal assets separate from your properties.

You have to live somewhere.You may need to lower your return or cashflow expectations so you can get into a house hack that will allow you to avoid throwing rent money away every month.

Does anyone know of a tool that allows searching for real estate by entering formulas for "positive cashflow"?

If you do already own, then I'd consider a home with STR/Airbnb potential in one of the Denver-area cities that allow short-term rentals, or a multi-unit with LTR or MTR tenants.