The lady who stayed, love the house and want to start a new lease and have new housemates as she can’t pay the whole rent (she paid half the rent end of June).

It is actually for sale the owners had the property for almost half a century I am in the middle of finding everyone needed for the project before I fill out the application for private money.

I'd say close to half don't even ask me what updates I did to the property unless I volunteer the info. 

However they were sold recently and within a few miles and they were built within 10 years of each others and have comparable square footage.

The only smooth FSBO transaction is one where the buyers agent does the work for both sides for only half of the usual pay.  

To my understanding you can't rent your primary home with a FHA loan in the first fiscal year of buying, after that you can house hack with leases( in order to be able to depreciate that part of the house) and have more income so you can buy another house but it has to be 50 miles away or more from your home if you want to do another FHA loan, if you use conventional loan it doesn't matter the distance... right?

Otherwise if she's not okay with you keeping some of the deposit and you can't get a meter reading, then take the last year's worth of readings and take the highest bill and charge her half of that. 

Most of them are from people who know zero about the real estate business and they want to sell raw land in the middle of the desert where there are no roads, no markers, no electric within 20+ miles, no water and even the people wanting to sell this land can't identify the location of the land even if they were very close to it.

I’m currently aggressively educating my self trying to read at least 4 books a month while also driving for dollars and going to as many R.E.I meetups within a 65 mile radius of my home, which is in Sarasota Fl.

That’s waaaaay more than 500 miles per month.