My plan is to D4D or pull list from county and begin marketing on a small scale but with a buyers mindset (whatever doesn't meet my criteria, ill whole sale) I am a little lost or should I say would like to get investor opinions on my plan and gain some insights from you all.I don't know much about financing or rehab I have never done it and it feels intimidating while supporting a family

I might take another look after I free up some brain space.. 

Hey there, it's awesome that you've got 20k saved up, but tackling that 155k gap might feel a bit overwhelming.

For all these reasons we will confident in this area.We have similar deal going on where we sell our properties with Build in Appreciation (8-10%) we do free property management for 1 year, and guarantee rent for 1 yr (rent gap credits.) 

One of the groups viewing our house let their children have free range in our home.

If you want to keep renting to this person because they are "known" and don't have enough money, keep the rent the same and feel good about yourself. 

Do you really believe an attorney is going to give you the keys for free?

So for all these reasons, I did not feel comfortable with moving ahead. 

Very limited information is being communicated by sponsors, particularly those that used high leverage variable rate loans to acquire in 2021-2022, so LPs are commonly feeling left in the dark.

If it has you will be changing tax free gains in to taxable ones and no amount of deductions will bring you back to even.