Otherwise, renovate the garage into a man cave, while keeping the garage elements to easily convert back with no or minimal cost in the future.

Also, for anyone based in Philly, I've heard from one contractor that quotes of 20-30k were common a few years ago, but due to recent rule changes, contractors need to maintain excavation licenses/ insurances to do any dig out work and that cost is getting passed to customers.

I'm looking for alternatives as they've been increasing the price and I'm paying close to 70 bucks a month on the software. 

After analyzing the deal further, estimating holding costs, realtor fees, monthly costs on hard money, estimating the worst case scenario of it taking three months to sell (average time here is 43 days), rehab costs, insurance, etc., I am pretty sure we need to pull out. 

DSCR is a better option on rates and cost compared to Fannie and Freddie loans.  

I'm looking for super low cost, or preferably free.

It has a population of about 90,000, and it is a much higher cost housing market than Albuquerque (incl Rio Rancho).

The square footage was low, with potential to increase square footage, beds and bath on 2nd floor.

My rough estimate is $3k negative.It happens San Diego YOY price increase of 9% should be enough to barely cover selling costs.  

You can try to incorporate a seller concession to help cover closing costs and reduce cash to close.