After Oct. 1st, im going to live with my parents and save up enough money for a down payment on a duplex using an FHA loan, unless I can find a partner to go for a full 20% down with a traditional loan.

And since you'll be living with them, it will affect you a lot more than if it were a traditional tenant that you didn't live with so you'll definitely want to find that out before they move in.

No other big cap x items in near future.

After that priced up each item   

The seller usually pays the realtor commission (if there is one), the realty transfer tax and any open items found on title.

I don't think of it as we do traditional real estate in terms of "out of state" markets.

I enjoy flipping different items (computers, cameras, shoes, tickets to name a few) and providing drone services as a way to earn some extra income.I have little to no experience in real estate but after digesting many podcasts (how I heard of bigger pockets) and books post-graduation I definitely think it is something I need to learn about to start building wealth long-term.

Does the IRS lien make it difficult to get immediate financing for both traditional financing as well as hard money?

I'm not sure how helpful a traditional market study will be.

You’ve got some good action items on your list.