@Blake Dowe I love when young people create a plan for themselves, I wish I had started my RE adventure at an earlier age.  

If I was to hire a financial planner, I'd expect him/her to be fee only, w/ no products to sell, only services.I'd expect competent advice in the following areas:- investment diversification targets based on my age and investment objectives- tax avoidance strategies- asset protection via proper legal entities- never to hear the words "mutual fund"- how to optimize retirement plans to balance liquidity requirements vs. tax savingsd

I do not have a good rehab estimate yet but a contractor I was referred to says he has rehabbed similar age houses in the same area and he expects top end to be $30,000 but should be less for sure.  

What are the condition of the appliances, are there any, trees - how many and are they overhanging on the house which means I need to get my tree guy - I learned from a property I bought that had a nice yard but for living in it not renting since it's a cost to maintain, size 3/2 are good in my area and not so much 2/1 depending on the area - I live in a college town but a 2/1 in a family neighborhood isn't going to rent well, age recently for me as I lowered my range to include older, pre-1980 to 1960ish,  homes so now I have to consider electrical and plumbing, overall condition of the property.I can't speak for a fix and flip but I would suspect they may look at the property for "some" of the same things - maybe not.

Depending on systems age and function, you may be able to find an owner occupant sweat equity buyer.  

It's been a long journey, five months since we initially put in our offer, two years since we started searching for homes, three years since we started researching REI, and seven years since I first had the goal to purchase My first home by the age of 25.Just wanted to thank everyone who has helped me so far and helped answer a lot of my questions.

But, it appears that I may not be able to do what I was hoping to do...Here is the scenario: I have recently "retired" from my job but I am not really retired (age 56), I still need to make a significant income.

And will have bigger problems down the road as the investment ages.3 - It strikes me as a flaw in thinking that you didn't calculate, or forgot the cost of money.  

Just as long as you have your contractors lined up for that area.That being said, if the only decent deals are 90 minutes away and I was your age, I would do that drive.

Congratulations for getting started so early in life - you are way ahead of where I was at your age.