PS Glad you kept the fireplace as it was, personally I think it adds a bit of charm to the room.

I have very close investor friends that have used the 10% down program for investors and it worked like a charm.

ok so I've been doing a lot of reading - so much my head feels like it's going to explode. Now I'm ready to take action. I've been looking at homes, comps, pricing, all that, but I have no idea how to even begin. Perh...

Third time is a charm!?

There are so many small banks and credit unions that encompass the 5-6 counties in SoCal that it would take many hours to research them all.  

So I did what's called "suspended pex" in the joist bays as a zone off my boiler, and it works like a charm, lovely warm stone floors for not much money.Electric just for the baths seems a reasonable thing, but you do not have reasonable prices.

-based for now and looking to buy my first investment property in Charm City.

Obviously for an Airbnb you'd like to provide a better product, but some people think old wavy floors are part of the charm. 

There was almost no damage, but it had wood walls, so no plaster to crack.Is the home historic or old charm?

This doesn't encompass rehabs or big repairs, but for general (easy) number running-https://www.biggerpockets.com/renewsblog/2013/01/1...For rehabs and estimates and stuff, you'd just throw those into the equations.Definitely only use the 50% rule for quick property browsing and nothing more.