Be careful about partial gift/partial sale treatment if you’re buying it for such a good price.

Cut your expenses back as much as possible and once done sell for whatever the market will pay. 

Now both of us are working so we might just be able to make it and take care of other expenses but our monthly savings will plummet. 

Thank you for all the info, I will follow your recommendation and move forward =) thank you again lady, take care!

If your primary goal is keeping the tenant why do you care if she has a dog.

If I rent out the last unused bedroom, I will cut my out of pocket expenses down even more (which was my goal when buying this house to stop renting) and I would end up only paying for utilities and a few hundred bucks of the mortgage.The reason I haven't rented it out yet though is that I'm concerned it'll force one of the tenants to want to move out due to having to share a bathroom with one more adult.

They might be OK at first, some of them, as long as you take care of them later. 

Be Careful on a fix and flips, you can get in trouble, even if you have some construction experience.  

Asset-based lenders are still lenders, and lenders care about your ability (history) of repayment. 

In PA you need to be careful, the state is pretty good about catching onto deals and consider places sold. not only would the owner have capitol gains but then he and you guys would have to pay transfer taxes as well, total of 2% ( 1% each usually).