I’d recommend going with a broker as they usually have better interest rates, and paying attention to rates (mortgagenewdaily.com) to see if they’ve fallen since you locked your rate and you could potentially float down to a better interest rate

She pays the rent on time but is generally difficult to deal with. 

There are going to be a lot of properties sitting on the market and doing price decreases (but they won't come with a built-in system like turnkey) and you are going to pay up for turnkey and insurance right now.

I would so similar, say we have had it inspected but if you wish to engage a structural engineer at your expense which will run $2k-$5k you can, and if they find the home uninhabitable we will pay but only in cases where the home is deemed uninhabitable and condemned by the city.

It seems to me that if you were not going to run it, you would have to pay someone a wage instead of a percentage of rent.

If you've been living in the property for 5 years, you won't have to pay capital gains taxes as well. 

But if you can get to the $70k-$90k range on a SFH (my bread and butter right now) you can generally get a conventional loan on that.You likely need to pay cash upfront though for the better deals. 

I keep telling him that we’ll need to jump on something once the flip is done otherwise we’ll be paying more in taxes. 

If you are house hacking to have someone else pay your mortgage what would be the point of a separate account if you are just going to switch it over to your checking or directly into your mortgage. 

Have you been aggressively paying down your mortgage while you are in there to earn even more equity over the longer term?