There aren't any other reliable, insured contractors in my area that won't simply charge me an arm and a leg for this type of work.

What I'm looking for is a fixer-upper for my family to purchase as our primary residence in Minnetonka.

The homes in the nice compound communities in Kissimmee I was looking at  near Disney sold for 300k in 2019 are now selling in the mid to upper 400k. 

All cash offer is 905k and she wants me to remove upper floor tenant as well.  

Your tenant may have a lawyer with them you don't want your team to be sent away tail between their legs.

That said, the fact that you backed out and they came back to you implies you have the upper hand.

The current upper 2 bed 2 ba rents for $700 per month, the lower 1 bed 1 ba rents for $700, and the main space which the current owner lives in is estimating to rent $1000 per month, and with the two sections being very easy to rent.  

The current upper 2 bed 2 ba rents for $700 per month, the lower 1 bed 1 ba rents for $700, and the main space which the current owner lives in is estimating to rent $1000 per month, and with the two sections being very easy to rent.We were looking to use a HELOC for the 25% down payment and closing costs @ 1.5% 1 year introductory rate with possible plans to refi into our primary mortgage pending rates, and then have a traditional 30 year on the rental at 2.625% (paying 3.5% points) for $165,000.

If BR performs well as a buy-anad-hold rental market, or if you have a clear vision for how to navigate the market to accomiplish your real estate goals then your local knowledge CAN give you a leg up. 

While lots of leg-work can be done virtually, there is no substitute for visiting a market to get a true feel of what makes it work.