This sounds like a live in flip, which can be a nice way to get some tax free capital (if you live in it for two or more years).

I was running some numbers and it seems to me that when you're doing a BRRRR you have two choices: you can either pull a lot of money out in the refinance, which then helps you scale up quickly, but then you leave yourself with a high mortgage payment, and little to no cash flow.

I see that most/all lenders include vacancy in their calculation, whereas the other two expenses are sometimes included - depends on the lender.

I received one bid back for tiling at $3200 and waiting on two more bids.

This arrangement can accommodate two couples, or a family of 4-5 that would be open to the single bathroom setup.

Two days later...he springs back up again.

Using these two team members is the best way to get a solid first deal. 

Those are two different conversations.First, you can save even more now, but if you want to move out, house hacking would be your best option, not paying in cash.

Two is selling it.

I have two investment properties one in NJ and one in Philadelphia.