It's difficult to answer the question without more information. 

What would you do in my shoes  If you are talking about $90k profit before transfers in Cumberland...without question id sell it instead of holding it. 

My question is: when wholesaling, after finding a great deal, do you need real proof of funds to the get the property under contact or is there a way to get it under contract, find a buyer and complete a double closing/assign the right to sell without actually having the cash for the property? 

If R5 is an option, then I might have some areas I could look into.All of this leads to my two questions:1. any tips/advice on how to best transition between my current primary residence and a new one?

Happy to connect and answer any questions you may have.

To be safe, if you build a closet in the room in question,  you won't ever have to explain to your appraiser, and to every potential tenant walking through your property why one of your "bedrooms" doesn't have a closet!  

I am currently working on phase 2; building 2 ADUs.The permits are already in the works but the biggest question is what is the best approach when funding these 2 ADUs BEFORE I have the equity from my home?

Great question. 

I know that I want to focus on LER with the brrr strategy. now my questions are:1. where to start?

@Gregory WhitmyerGregory - Awesome question(s)!