My plan is to spend the next year saving up for a down payment and educating myself.My question is this (thanks for staying with me this long!)

You messed up.

What I don't like is that they don't make it easy to add any notes or codes for what you were doing and have the add up by category.

It seems so hard to find good contractors these days that are reliable and show up when they say they do.I just made a post asking how people find great contractors for their vendor list.

They've gone up beyond the point of reasonableness around here.

Get the place fixed up and place a good tenant and move on.  

I currently have 20k saved up, but my dilemma is that I have no verifiable income sense November 2023.

Your personal tax situation, as well as your personal asset situation will weigh into this decision of how to set up the LLC And what to include in the operating agreement.

They are offering 5% downpayment No fico required and closing in 7-10 days.

We can do up to 80% cash out plus our rates just dropped for long term DSCR's.