So okay, in terms of value, what is the best bet?

The fact is there are no sure bets.

I don't really enjoy asking for $ or trying to attain private financing.... so I felt like this is my best/easiest bet for financing my rehabs.

My past few years had activity related to previous employment that was a mix of W2 and K1 which confuses the banks and they just want to see two years of consistent rental income on my own returns.Your best bet is to get a HML lender and then refinance ASAP when you are done with purchase and rehab.

Your best bet would be start reaching out to banks/credit unions that provide FHA  or 203k loans to see what they require based on your work/school situation.

@Felix SantanaI will bet that the guru company made you sign contracts that "discourages" you from ending the relationship.

Plus I bet the PM keeps books for the property and issues you a monthly and year ending statement for taxes. 

I will also add the Turn over in 1 bedrooms is quite high, I bet they average less than 2 years per unit, probably closer to 1-1.5 year tenancy, 1 bedrooms tend to be temporary and transient tenants, till they find a significant other and start a family, or need more space. turn overs get expensive. honestly the more i think about your deal the less i would pay.

Your best bet (as @Thomas Gagnon already mentioned) is a local bank or credit union that uses their own money (a portfolio lender).  

I bet the seller wont like that but you gotta look out for yourself.