Based on what you're describing, I think your going-in criteria is definitely something that is strong *however* your goals may not match what current market reality is.When you say $3200/month payment - do you mean $3200/month before or after accounting for potential future rental income from your tenants in the other units? 

Don't utilize a title company to create these documents and definitely don't google for any doc templates on the internet.

This seems like exactly the type of community that would bad STRs though, so I'd definitely be diligently researching local laws.

I definitely did not think of leveraging no interest credit at Home Depot to float the 3-4 months I need to cover the remodel. 

moving it to an LLC will not do much for you in the way of asset protection OR taxes (double check that with a cpa, everyone's tax picture is different). most people lean towards the LLC thing for legal protection, but a single-member LLC is a thin veil that's easily pierced. you'd be paying LLC fees & paying another LLC tax return prep fee, for what i'd say is nothing. if you do want to transfer the deed to an LLC anyway, you'd do a 'quit claim deed' with a title company or real estate attorney. if the mortgage lender ever says something you'll just give them proof that it's a single-member LLC and the one member is you (the original borrower). 

Hi Jason,9.5% interest is definitely on the higher end, but as @John Otradovec stated, it's up to you what you charge and who you are selling it to.

If it’s MLS access, you can partner with another agent.I have my license and it definitely helps me.

Definitely got to do something different to stand out.

That's definitely the right first step!

I was definitely stuck on that question and I'm glad I posted.