My investor friend has a lease option on my property to assume my mortgage and property so she can get the terms, while giving me $30,000 over two years for the option to assume my mortgage and property.

Not all metros have good 2-4 unit options, but I would look there first as a house-hacker.

If you are already BRRR-ing, then you should have options with less down, probably closer to the 15% down ballpark.

If they plan to buy it outright, you could just do a lease option, possibly.

Options:- Should I completely gut the bathroom, replace the tub, flooring, toilet, tile, paint, and vanity?

But again, if the idea is to grow the retirement account, SRIRA is the better option.

It's easy to obtain, costs very little, and doesn't require extra, on-going effort to maintain. 

If you relied on the wind to keep a few of those balls in the air these past years, it then becomes very difficult to figure out how to juggle even if you add an extra set of hands.

Quote from @Frank Barletta: Is 3% really that tough to give up for providing most of your guests, extra insurance, customer success, payment processing, communication, etc etc etc?

My parents have an extra 200k sitting around that they said they would want to go 50/50 on the property with me.