There is huge potential in clearing out the extra land that is currently forest and adding multiple apartment complexes but that isn't a project I feel like I am not ready for.

Make sure you have some extra $$ budgeted in for surprises...

Plus a hard money lender usually helps validate if this is a good deal or not, it's always nice to get some validation you're making a good business decision.

$25k/year (maybe) means you have plenty of extra time.

Both my girlfriend and I have significant debt from school and haven't held a job in years, but will both be eligible for "physician loans," which offer competitive rates with 0% down and usually don't require anything more than proof of contract with a residency program.

By the time an agent is involved it's usually too late because it's already been promised to go on the MLS.

minimum down payment is usually 20-25%.

These days, it's costing more than usual. 5.

Also, look into seasoning timing lenders are requiring for your refi (usually 6 months).Do math.

Getting an ugly house to reach its ARV potential usually means you need to manage contractors, which is not what lenders are in the business of doing.