Still best to check with the lender or the USDA people on this one.

Sure, there are going to be people who fail but if you truly try and make your best effort and do your own due diligence by evaluating these properties, inspection, ARV, etc. and really learning the strategy of both BRRR and turnkey fix and flip, it will work.You need to build a strong and trustworthy team on the ground.People nowadays quit the second something gets hard.

Some companies hand-scrub your lists to find the best contact information.Utilize a company that has flexible pricing options and non high volume minimums to meet your needs.

what rents and pays the best?

He is paying a rate higher than a bank but lower than hard money and he can refinance after his equity has increased. 

Understanding the specific needs and goals of both the buyer and the seller is crucial in determining the best financing approach.

I've been on the sidelines with real estate investing for about 2 years now given this highly volatile and high interest rate environment (at least relative to recent years).

That’s the best bet.

All the best!

Welcome to BiggerPockets Carson and best of luck investing!