I don't need the flip profit to live on so is strictly for reinvesting.I'm not really interested in owning a bunch of SFH rentals which is why I haven't been doing the BRRRR method.  

So if I use your method I will probably walk with 20k.

Follow all the steps and don’t cut any corners;  if your asset is a thousand miles away you have to do your homework, and it had better be managed someone you trust a fair bit.

Also, I am prior military and wasn’t sure if I could do a va loan for a duplex to do the “househack” method as well?

What kind of property should I buy as my first step?

Take three steps:1.

I switched up my financing method so I am not under as tight of a deadline.

But What else the communication method I need to do in this month while she is allowed to live in my house?

Worst case scenario she doesn't call back and you're on to the next one, and one step closer to your tenant.What you can do is get yourself better prepared to steer the conversation for the next call.  

. :) I learned my lesson.. and if all the doom and gloomers hit the jack pot and we have a crash well i will think about stepping in and picking up the deals.. but I only buy deals even today.. and there are deals everywhere.. you just need to have the contacts to get them.