Could you possibly hire a lawyer to make sure all paperwork is in order and sell it yourself.

there are costs to close on the buy, costs to hold, costs to finance, and then MAJOR costs to sell, plus...

The addition would cost me about $80k to convert the garage space into an additional unit.

How about the monthly recurring cost?  

Does anyone have a good example of an early termination lease clause for an Indiana lease in the case that we might want to sell the property, and is fair to both LL and Tenant?

The cost to run Facebook ads depends entirely on what you can afford.

She is on a short term lease back after selling a house to me.

What I mean is that properties with extremely high cash flow on paper will TEND to have more costly capex issues, more maintenance issues, and higher rates of turnover and delinquency.

You would of course not deplete all of your cash reserves on the down payment in order to service the monthly debt payment and carrying costs, but this should give you an idea of what you can accomplish now if the time is right.Many hard money products offer 100% funding for rehab costs so you would not need to save for this portion of the BRRRR project.

I'm in the process of learning the "right" way to calculate ARV and repair costs as well.