@Leighann Davis I do not believe any $2,000 course will teach you enough to get going in notes.

Turn key properties just don't pencil out as good fit investments for me.

So to sum it up - prioritize fit & expertise over location! 

Even after lowering the capex it seems like this property is just not fit for a rental with my low down payment.

duplex 4 plex and multi  works because they are sold at a cap rate.If your building and holding the ONLY license you need is a GC... its when you sell to the public that you need the developers license.. just fyi.. of course most flippers don't know this and do it illegally.

I’m a buy and hold investor so a flip just didn’t fit into my whole plan.

If you are just going to look online and try to find something that seems to fit the 1% you are likely to be rolling the dice.  

Its a SFR so you don't have to worry about making sure you make equal increases to all tenants in similar units.Of course,  I'm not a lawyer and am not giving advice worth anything.

Really depends on what our goals are, but a 1031 exchange can definitely fit.

Of course, I'd also suggest working with some fix-and-flippers to get an understanding of the process, also finding a GC that can walk some properties with you.I would say though to ensure you offer some sort of value to the GC in exchange for their time.