@James Hwang and @Jamie Banks can probably help you here.

Currently I am exploring investing in new construction rentals with the goal being to better calculate cash flow at the front end with maintenance/cap ex expenses being low for a prolonged period of time and predictable.

I’m currently selling an asset in another state and completing my first 1031 exchange.

I would likely be using my FHA for the first and have my girlfriend use her FHA for the second. 

I have it under contract and the closing is supposed to be by the beginning of November because of some delays with the title company.

Have a salon with a water heater that was installed around three months ago, and the tenant has complained that it's having issues heating the water; I suspect it may be an electrical issue with the system. 

I’m 25 years old and early in a tech career.

Know your numbers..REFINANCE - With our no seasoning requirements you can refi and pull cash out once rehab is complete, rather than waiting the typical 6-12 months that most lenders require.REPEAT - Use those cash-out funds to put your money back to work and scale your business.Partner with a lender who understands the needs of BRRRR investors! 

How did you find this deal and how did you negotiate it?

As I look at it .. there could be simple ways to "Spruce it up" and then there can be more complex ways.