Lots of factors that add up real quick Keep us posted on your progress 

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).