They charge $400/week for a room with 2 beds. 

Ideally, I’d love to find a 3+ bed 2 bath SFH that needs work but not a complete gut, live in it for a year while I fix it up, then refinance and start renting it out.

They are a national retailer and I would like to keep them.

And now (if were something less obvious & silly than this clearly semi-joking example) you might be flipping out that you have brain cancer, when in reality you just tweaked your knee getting out of bed, and it'll sort itself out in a day or two provided you don't go running any marathons or do squats at the gym. 

Ideally, I'd love to find a 3 bed 2 bath SFH that needs work but not a complete gut, live in it for a year while I fix it up, then refinance and start renting it out.

Giving you the unvarnished truth, you are the one who bought a retail business in a space with deferred maintenance and a short lease term left.

The search max parameters were greater than 6 bed and 4 bathrooms.

I’m thinking 3 bed 2 bath (or something that could be converted to this) somewhere in the price range of 125k to 175k around 1500 sf.

4 bed, 3 bath, 2800 sqft brick home.

Purchase price: $80,000 Cash invested: $20,000 Sale price: $154,000 2 bed 1 bath house that we were able to add a 3rd bedroom and 2nd full bathroom too in the existing structure!