However, I barely notice is because it practically blends-in the with the rug. oGet new lighter colored bed covers, ideally white. oLiving room is too dark.

@Cathy MalmroseAll else aside, your son is essentially a landlord for this time and he could put together a lease agreement immediately (ideally with the help of an attorney), which outlines a security deposit in case of damages, requires the prior owner to obtain renters insurance, who pays utilities and any daily rent- especially a daily amount that’s high if they stay beyond a certain date.This would at least cover the primary points in a leaseback.I’m curious about when and how the sellers made the request to stay past closing that your son agreed to - was it just between the two parties or was the Realtor part of that conversation?

Do you open a bank account for that property and set up an auto pay?

A property management team that manages properties nationwide would be ideal for I plan on buying real estate in Atlanta in the future, but any local recommendations would be appreciated too.

If you’re going to be all in the mid high 300’s then I hope your rents are $400+ also if you want to brrr, it is ideal not to use owner occupied loans for brrrr in general.

Being that I am in California and its not the easiest to cash flow what would be an ideal target for my Cash on Cash return to be? 

Once you figure out what your criteria are, the areas you want to look in (actually seeing properties if you're local), etc, then you can put things on auto-pilot and know if a property is worth checking out or passing on based on some basic information in a listing. 

It’s not wrong, but it’s not ideal.

Ideally I can operate it as a prime STR for 3-5 years, devolve into a mid-term rental for 3-5, then operate it as a Long Term Rental until the market value and my equity conspire to make a cash-out refinance possible to restart this cycle for another 9-15 years.

My guess is that if you are asking about using FHA or DSCR, you are likely not in an ideal position to use a DSCR loan yet.I would recommend that you get in touch with a local realtor and explain your goals to them.