My advice to you would be to put the hard money lender to one side (he isn't going to go anywhere and will more than likely be even keener to help you once he sees who successful you're going to become) and take the next 18 months to (1) Find yourself a job in finance, and (2) Find yourself a nice 4-plex to purchase/house-hack via an FHA loan. 

Grab the "book on estimating rehab costs" from this site and then side by side material costs at Lowes/Home Depot.

They were going to occupy one side and rent the other exclusively through AirBnB. 

@Joshua Paul pick up some side jobs to help save money.

I am thinking of getting my notary license to begin a Mobile Notary side gig.

I have consumed so much of time trying to read and watch youtube videos on the residential side of things (to the point I think I am suffering from information overload and absolutely need to just DO it). 

Any information on hot markets in my area or tips are greatly appreciated.

Bright side - You are not likely to have a rodent problem!

Now according to the FEMA FIRM, this ditch and the land adjacent (the 2 houses described above) are in the 100-year floodplain (which i think is ridiculous bc we've had several floods exceeding the 100-year in my life and it has never over-topped...there are steep embankments on either side that help with flood conveyance).So, the neighbor is looking to sell off market and has given me the chance to offer. 

That's something to think about, I do have a side business and get calls all the time but have never thought about getting a LOC.