It may be difficult or confusing at first, but if you research these options, you will find something that will fit in your long term goal category!

Depending on how your income looks, you Non-QM might also have to be an option. 

Plenty of options without dropping 10k.

The seller may just not want to deal with the headache of working with contractors and be looking to get the property off their hands ASAP - a seller credit may be a welcome option for the seller. 

I have my license with Keller Williams now, but they gave me the option to choose another broker while still paying my full tuition through their prep program so I would also highly recommend Keller Williams as a broker.

(optional, but many choose to have it done.)Real estate agents are good for finding buyers, negotiating price and details.

I have recently purchased a program which provides me with up to date A-B contracts, assignment contracts and option contracts.

So if you have to put in a little effort, you might as well start with self-guided research.So I'm thinking the Free Research option is looking better and better.But nevermind, like I said, search for "Than Merrill".

So, requiring the heat to be turned off or very low may not be an option at all.

If that's not an option, maybe take the route of shelving that's not too expensive.