With that said, my initial thought is that Option 1 is the best. 

If not, I looked up delayed financing on the Fannie Mae site.The original purchase transaction was an arms-length transaction.For this refinance transaction, the borrower(s) must meet Fannie Mae’s borrower eligibility requirements as described in B2-2-01, General Borrower Eligibility RequirementsThe borrower(s) may have initially purchased the property as one of the following:a natural person;an eligible inter vivos revocable trust, when the borrower is both the individual establishing the trust and the beneficiary of the trust;an eligible land trust when the borrower is the beneficiary of the land trust; oran LLC or partnership in which the borrower(s) have an individual or joint ownership of 100%.The original purchase transaction is documented by a settlement statement, which confirms that no mortgage financing was used to obtain the subject property.

When I first started thinking about getting into REI, my initial thoughts were to do live-in flips with the goal of being able to pay cash for my "retirement" house approximately 10 years from now, so I won't have a house payment on my pension. 

My first step goal is to get out of my current residence, buy a duplex to house hack, while turning this residence into a rental property (if it makes sense). 

Initially i went with quickbooks pro.

Why not step up to a 10-12-15 unit building?

"so this next purchase is real important to launch us to the next steps."

If the ARV is truly 130k, you could BRRR this property and pull out your initial capital investment of $35k.

I know that's how my wife and I initially got into investing and eventually how we ended up as real estate agents. 

I would think this is a good first step to decide if you think it would be worth it, maybe you'll hate the entire negotiation process and decide you want to outsource it.I'm not an attorney or agent so this is just an outsiders opinion.