You should figure everything as if you aren't living in the property to be accurate.

I was gathering info for it and mind you, investments in my specific niche area don't come up often at all. went out to find it was under contract. 

I used the pickpockets calculator and estimated higher in costs than i think they will be just to be safe but as a beginner investor i am not sure how accurate my assessment is.

After the Exclusive owner occupant period expires, investors can purchase HUD homes@Sam Shueh The only accurate source for HUD properties is Hudhomestore.com. 

@Brandon Ribeiro since you've only been working for 3 months you won't be able to go the traditional financing route because lenders need a minimum of 2 years tax returns in order to come to an accurate assumption of what you can afford based off your stated income/debt/assets.

That does not appear accurate.  

I do not wish to waste anybodys time as a pretend mentee,(FT job) I am looking to get my feet wet, however I am beautifully clueless.It appears I need a contractor to help appraise my first deal, I am ready to by the house which is a literal ******** at listed price, but do not know if I am overestimating or underestimating rehab costs.From what I gathered, most experienced REI are not willing to share their contractor leads for good reason. 

You will need to gather assumptions or facts on property management fees (10% typical average), vacancy rate, down payment or skin in the game (typically 20% for conventional bank mortgages or 25% hard money lenders), purchase costs ( could be more or less than asking price), rehab costs/expenses( estimated costs of repairs in your area on common repairs/ fix up costs to make Rental habitability, security, safety within or above state and local landlord/ tenant laws/codes).

It also helps to look at current listings to see how long they have been listed for/how many shoppers saved.These websites are often not the most accurate, but you can get a basic idea.

It's pretty elementary in its actual advice but from what I've gathered the C Corp route is just too much hassle for limited gain.