But better yet find private money or consider creative acquisition strategies like owner financing, sub2, owner wraps, lease options, master leases. 

Hi @Brian HartCheck out the BWI Meetup https://www.meetup.com/BwiMeetup/ held at the BWI MarriottChuck Masters

If the difference in rents is so big, you might explore master leases to see if you can turn it into a seller finance down the road.An assignment is a much cleaner approach where you assign the whole package collect your fee (from the buyer)and get out of the arrangement.

I recently purchased a single family home and we were getting a strange smell from the sink in the master bath.  

I'm not sure of your exact financial situation, but I would also add that if you have not yet mastered personal finance, you best focus on that before buying any sort of property ... this will also help you save some money.

While finalizing my extensive rehab plan (removing walls for an open concept, expanding a shower in the master bath) my contractor mentions we need to have an architect draw up our plans in CAD and then we need to have an engineer bless the plans in order to get through the City of Houston'a permit process.

She has a masters degree in marketing and a great head on her shoulders. 

I don't know if it falls into the 'jack of all trades, master of none' category... 

I'm currently in the middle of a really crappy patch right now, and I'm no master, but I'm still willing to share my story of having gone wrong. 

In 6 years $40k of my student loans will be relieved with the Public Service Loan Forgiveness program (since the university is considered public sector) and during that time I can take advantage of a university-paid master's program (once I figure out which one will best suit my goals).