You might want to find a different source other than a realtor.

Robert Kisayki understands leverage and sources of income, if you haven't ventured into the area it's some good information to digest.

If you have access to other cash, or if you want to use debt from another source that is fine.BTW - in your example you're going have a tax on the difference between your $108K sale and your $90K purchase.

Is there a "source of truth" that can outline these requirements state-by-state?

Have you checked out having your class paid for by a military education source (in some form)?

It will be critical to determine if they intend to include an "amortization" clause, which will require existing STRs to come into compliance (or seek to exist) within a certain time frame.

I know I am missing the mark, with that, any and all criticism will be greatly appreciated as you will play a part in my investment journey.

It has reasonable price appreciation and is also a good source of passive income—a profitable long-term investment.

By law, if you are treating a known source of lead paint (not saying you are, and your report may indicate the opposite) you need to be licensed in lead safe practices or hire someone who is. 

One of our top lead sources at the moment.