Feel free to PM me regarding forms as many landlords use online products that fall short. 

Take advantage of the networking opportunities and best wishes to you.There are some pretty cool discounts on various products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/proIf you haven’t checked it out already, the Bigger Pockets blog features links to their awesome podcast and many great articles: https://www.biggerpockets.com/renewsblog/

I am a top producing loan officer for a bank which specializes in FHA refinances.

There are plenty of lenders that don't have that requirement and will allow you to refinance DAY 1 of any acquisition you have at FULL value.There is also NO Fannie/Freddie loan product that will allow you to go to 80% on a cash out loan. 

You will get very similar product offerings (30 year fixed, 5-10 year arms, no pre-payment, LTV, etc.) 

You may even consider trying to do a 3-4 unit property that may produce some cashflow while you're in it.

When applying for a mortgage (making assumptions here), the lender will want 3 months of bank statements, W2s, etc.I agree with others here that house hacking (living in a house you are renovating) is the way to go AND in your situation, buying a duplex or similar income producing property will help if you apply for a mortgage. 

There’s so many great markets around the country that are solid areas that produce great cash flow.

I'm not at all a fan of cultured marble countertops because random soaps and products can discolor and damage them, and the 80s swirl is so out, but I've had good luck with shower surrounds and tubs.

Lower risk, same result, more potential customers to buy your product.