The only thing I'll warn you is with SLC cracking down on short-term rentals, demand for the property could depend on how its zoned (e.g., does zoning allow for short-term rental use or would a future owner be at risk of it getting shut down by the city).

If you still have some time on your lease, you could buy a light value-add SFH with a low-down construction loan.

That seems very light to me.

I did a light review on some of the promises and proposals this company made and there's no way my father would go for that.

So, you want to make sure that you ensure that you'll have some light at the end of the tunnel. 

Relationships are invaluable, and, while you can build them from scratch, there's going to be a huge learning curve and likely some expensive lessons.If you're looking to do BRRRR deals you will have the most success paying cash, doing some light renovation, and then refinancing once done.

If you want to have a glimpse, look here:https://www.thetaxadviser.com/newsletters/2017/jun/expensing...Warning: it will not give you a clear answer, only a headache.But returning to the short answer, in most cases and based on your description, it will be 27.5 yr depreciation.

Possible coin machine needed nearby (although most are CC today), additional lighting for added security of both machine and customers.To your point, you do see vending machines in the 200+ unit range, often near or in clubhouse and pool areas.  

You can also consider increasing your deductible to lower the premium, assuming you have enough reserves for emergencies.Energy Efficiency Improvements→ If you cover utilities for your rental properties, look into energy-efficient upgrades (such as LED lighting, better insulation, or energy-efficient appliances).

Let me explain that better, imagine your rehab is $100k, you would need to do part of the rehab, maybe $10k, and then you can get the funds for those first $10k reimbursed so you can keep progressing with the rehab.Given your experience, I would recommend you start with a moderate or light rehab, mostly cosmetic work so that you can do it yourself and won't get your profit decreased by hiring third parties.