I say this because I see a lot of overlap in skill and offerings based on what you shared.

From what I’ve been told it will take me up to 3 months to get this done, just based on the time it takes to complete mandatory courses.

For investment properties, you can get a private money DSCR loan or hard money loans that are asset-based. 

Because each niche has different methods and techniques to build your client base.

Based on your replies as well as further consideration, I think I'm going to leave the single bathroom for now. 

Confirm with title company that understands local transfer tax regs but in most states, even if transferred for a nominal amount there are transfer tax consequences based on the assessed value.

Most incentives are based on you occupying the property, but maybe you can get second home financing?

Jonah Section 121 exclusion is a little more complicated its a great incentive can you give us some more color and dates that would help with analysis. 

My initial reaction, especially based on your desire to cash flow immediately and non confidence in the area, is to pass on this deal, but we can chat more privately. 

And it sounds like a good deal based on the 1% rule, that for every 10k in purchase price, you get 1% or 1 dollar in rent in return.