They may also have a program that you haven't heard of.

There are many paid mentorship programs out there, but you could also start attending more local meetups to see if you can build some organic relationships that way. 

Old 1961 house, with separate entrances to the upper and lower level; I suspect it functioned as an actual duplex at some point.

Was the bathroom functional prior to gutting it or was it just too rundown or ugly for market-rate rents? 

I have a lender who has a program here in Indiana. 

You will need to be at around 75%-80% loan to value in order to do the cash out refinance, depending on the loan program. 

The funny thing about this program is that home owners pretty much never are able to buy these properties as they rarely can go FHA.

Is their a better way or a program or something?

You could also look into using some sort of DP grants or first-time homebuyer programs, as for example, Bank of America runs a grant for using them, that can add up to about 18k towards downpayment and closing costs.

Use the advanced function when you get to rental income and input each individual rent.