Or do you respectfully decline.

@Dan Hawker, You need to hold that property long enough to demonstrate that your intent in purchasing it was to hold for productive investment use (not simply to resell). 

The government and most people feel that's not as productive as giving them that 30-day notice.

Today he is actually a productive citizen and pays his bills but they did take his stuff back then at least once.

Or do I just continue my simple house hack, save the money, and see if the market levels or declines and jump in then?

You'll get ventilation and filtration.Ductless doesn't provide ventilation.But it is much easier to retrofit.It depends on how much you want to put into it, and how nice you want the finished product to be.When you say "heat" do you mean propane, gas, oil or electric?

These will save you on lawyers fees until you get to a point where you'll want to invest in an attorney for lock-tite documents that create corporate veil protections.This is a great bundle which will help your knowledge on LLCs and Tax:https://store.nolo.com/products/nolos-start-and-run-an-llc-bundle-lopbun.htmlMost of these books should also be available at your local library if you want to save on paying for them :-)The biggest benefits in doing your LLC to start will be for tax purposes which a good CPA or tax planner can help you with.PM me and I'll share some docs that I have with you!

However they are exciting to do and the finished product is always worth it. 

But if you want a 740 credit score, you'd decline me!

This is a great forum with very knowledgeable members that will help to guide you in the right direction.There are some pretty nice discounts on many products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/proI really like the alerts feature that can quickly guide you to current topics that may be of interest: http://www.biggerpockets.com/alerts