I believe I could achieve rehabbing a property in under 6 months, but if something happens to where I can't, I would hate to be stuck in a hard money loan.Another way I would like to finance a property would be a conventional loan that covers rehab as well.

I am also an "inner looper" and would be happy to talk with you, and help you achieve your goals. 

Don’t over leverage yourself, but you also won’t achieve much without any leverage.

:During the 120-day period beginning on the date of enactment of this Act, the lessor of a covered dwelling may not—(1) make, or cause to be made, any filing with the court of jurisdiction to initiate a legal action to recover possession of the covered dwelling from the tenant for nonpayment of rent or other fees or charges;I'm no attorney, but that would appear to specifically prohibit even the act of filing for eviction, not just the successful achievement of a move-out.Also, the Law does not pertain solely to HUD-owned properties. 

With that in mind, you can achieve more in your Real Estate journey. 

A single-family home with multiple rental units won’t always achieve the same resale price as a home with one in-law.

What is the best course of action to achieve this? 

We achieved approximately $30k in forced appreciation.

Because I plan on getting an associates somewhere in the business or finance field but that’s all I plan on achieving when it comes to general schooling.

This is because the percent rent increase seems to be very close to the percent of loan amount increase post refinance.Example: Purchase at $480K a RE that is worth $500K ($20K below retail should be achievable for an investor who is only looking for a RE that will provide a good return) (rent rent $2.5K (0.5% ratio)) with $50K rehab and a projected value add of $100K.  .