My goals are to wholesale/flip a few properties until I reduce my personal debt by about $50k; thereafter I will flip and hold full time with full intentions on leaving my secured fulltime job (errr).

Throughout these three years, she had been reducing the price down from $125,000.

However I do t know how much money you would convert, what tax bracket you are in, how much your return will be, etc. invest in what you know and understand to reduce risk. 

I'm willing to get creative, but I'd like to install an efficient system that won't result in high energy costs for tenants. 

Subject: COVID-19 pandemicDue to recent events all late fees forrent will not apply.We are asking you to contact us ifquestions or payment delays occur by email or text.We will be working with each of ourvalued tenants to reduce or delay payments as needed.  

There are also a lot of first time homebuyer assistance programs out there that can help get you grant money to reduce the closing costs or downpayment that you need

Coronavirus, the Financial Crisis, the Dot Com Bubble, 9/11, the Currency Crisis, the Energy Crisis etc. 

This are a has other industries ( tourism, nuclear energy, and potash) but I want to diversify for sure.

I suspect right now coming into April and the uncertainty of rents coming in PM's are going to be quite busy and will like landlords suffer reduced incomes as their income is based on collected rent at least the monthly portion .. just going to be a wild ride for landlords and Pm's in the next few months but it will pass.I suspect PM's are being bombarded right now with worried investors..   

Yes, your IRR will be juiced (typically) from some form of cashout refi, but how does that effect their returns, especially if it takes any type of consistent return off the table, or significantly reduces it.