My investor friend has a lease option on my property to assume my mortgage and property so she can get the terms, while giving me $30,000 over two years for the option to assume my mortgage and property.

The only option is to buy a 2-in-1 combo machine that does both dry and wash.

After determining and correcting the source of the excess moisture paint using a coat of Killz in that room as a primer. 

Abdenour, There are several options other than a Phase I if you want to get a feel for the environmental conditions of the property.

If they plan to buy it outright, you could just do a lease option, possibly.

If you are already BRRR-ing, then you should have options with less down, probably closer to the 15% down ballpark.

Options:- Should I completely gut the bathroom, replace the tub, flooring, toilet, tile, paint, and vanity?

Not all metros have good 2-4 unit options, but I would look there first as a house-hacker.

You're covering the obvious listing sources: Airbnb and FF.

Don't know a really good source now, stay away from Andersen, but first question is, do you really need asset protection?