This last statement will get them moving.  

I was losing my offers to mostly all-cash buyers, and also they were going higher than I wanted with their offers (usually because I had a ROI in mind) - I was not smart because I think I was thinking the low rates would last a while.

Looking for ways to keep this property in my portfolio as a long term rental.

VELOCITY OF MONEY is something that has taken me a long time to learn...closing jobs out (Even at additional cost) and getting to the next one is more important for us NOW after having some old projects suck the life out of us.The fact that the county is threatening to take away the general contractor's license honestly SOUNDS ABSURD!

If the numbers broke even at 3.5%, investors would be flocking to buy that property putting 20% down.House Hacking is about the long term gain.

We don’t accept major felonies against people or property within the last 5 years.  

How long did it take you to get rental assistance funds from the state? 

I have no dog in this fight, but the abundance of 2-4 unit options in good parts of the city provide a better long term opportunity.

The floors I see in that last picture especially look fine to me as-is for a student rental.

In the last 12 months, my company (LLC, sole owner) did over 1.2m in revenue, and i have cash to put a good % LTV down.