I like your approach and you framed it well particularly how to differentiate the luxuries from investing in yourself.

I don't t see anything in for utilities. 

But from the information you have shared, I would start of understanding how utilities are separated.

Second, will you as landlord be paying for any utilities?

I wouldn't recommend credit cards as that will mess up your utilization rate and could decrease your credit score making it harder or impossible to refi out

I would like to utilize creative finance to create a 0% out of pocket solution when purchasing.

Would need specific costs for rehab, debt on property now (including utility bills), Present Value, Future Value (assuming rehab completed), cost to take control from "Aunt's Mother in Law" (count on this happening), carrying costs while the property is going through rehab (this will be very large and long due to extensive rehab needed), and other costs not mentioned that will add up.Also you have to think about how any proceeds would be split, to who, how much to who, etc...and, who will be responsible for what from now until the property is sold. 

In essence, you basically utilized those losses and so they will no longer be applied against gains when exiting the property.

(Repairs, Utilities, Insurance.....not mortgage, not capital expenditures)It is an easy way to create an apples to apples comparison of the risk involved in an asset and market.

You utilized your resources  2022 sound very promising to you .