You also need to consider the paintings - to the point of @Michael Plaks, if you could have picked up a bunch of prints from Hobby Lobby to decorate the place - why did you do the $3,500 options?

There are a few options.1.

There aren't too many options in that area.I negociate $45,000.How did you finance this deal?

You mentioned working with a mortgage broker, have they not given you any options outside of the HELOC? 

I would start networking with a loan originator that can show you both options perhaps.Who will rehab the home? 

I'm of course bias because I invest here and I'm an agent here, but there are plenty of options for great properties in the $650K range in Reno.

https://www.biggerpockets.com/blog/what-documents-do-you-nee...BRRRR Loans: What Are the Options, and How Do DSCR Loans Stack Up?

Option 1: buy a duplex or small multi-family and house hack.

What are the options here?

In addition, you have the option for material.