What made this investment unique was that it was a single tenant who sold power sport equipment and services in Grand County.

Get an actual engineer to take a look and not foundation companies as they will not give you an actual objective opinion. 

. - but location is the most important, try to stay within a mile from your subject unless you're in a rural/unique area.

In regards to further clarifying my thought process and that of the person who objected to my plan of the OOS BRRRR in Ohio, I will explain below.My viewpoint: Why BRRR?

It was a difficult decision, every team I met had some unique things I liked.  

I feel like this is a really unique situation as I have researched online and haven't been able to find any relevant information.

As far as ARV... that one was super hard to figure as it is in a unique area of town with lots of new condo construction, two bed one bath condos even the ones that aren't new construction sell all day for $225-$250k.  

I understand every situation is unique but basically the six month reserves on a primary residence “requirement” is a bunch of junk considering my credit score is strong?

It’s not clear to me from reading your post what your objective was when you made this purchase as you rented it for three years, but are not happy with the tax benefits or lack thereof.  

Also figured I would cover that I have no interest in marriage or children as of now.I am in a unique situation where I have my tuition covered with a trust fund of sorts and will have roughly 30k remaining after I finish school.