So I like to lean into a combination of house hacking and value add.

Sell the house as is or use the lot to build new construction and sell for 2.5+.

I am not leveraged on this house so I can sell and start fresh but have no idea really the safe way to get started. 

I'm buying a property directly from the owner. 

She is willing to sign on as the main tenant which means she is responsible for the apartment. my thoughts thinking out loud:the other prospective tenants have income issues so at least in this case I know the rent will be paid. the mother has pretty significant assets (low 6 figures + another 6 figures from sale of the house) if he destroys the property I could go after her for it right?

What kind of insurance do rehabbers get? Builders risk insurance with general liability? Which company would you recommend? I'm currently looking for one for a single family one story home without HOA. 

We added value by re-doing the whole house, installed vinyl floorings, rebuilt 2 and a half bathrooms, re-painted the whole house, replaced all the hardware in the house, installed new lighting, ceiling fans, re-painted the kitchen, and completely remodeled the upstairs.

The lease says that she must gain owners permission if the guest is to stay for longer than 30 days. 

From there, I hand wrote letters to distressed owners of properties, and did some fix and flips. 

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.