Also, they will limit your rehab cost budger/amount ( If they are practicing good business morals, a HML won't/shouldn't let a newbie get in over their head with regards to rehab, unless they want to foreclosure on you, which is sad but true).

Man you hit the nail on its head SO HARD.Sellers being so damn unrealistic with their sale price.

I would recommend heading to meetups, REIA meetings, etc to talk with as many investors as possible, preferably in the markets you plan on investing in. 

I like where this is headed.

Most of the developers I represent in NYC and most of my multifamily investments are targeted at the ripple effect - looking at where the growth is headed over the next 12-24 months and buying there now.

It's not fancy and people get the (dis)pleasure of seeing my ugly mug and bald head, but it lets them experience the home without visiting in person.360 Video Tour: I've only shot a few videos and tours and I don't have any editing experience or time to make it fancy.

The $225k was a number they had stuck in their head.

I just don't want to dive in head first without the proper knowledge and plan.

Often, as long as the lender is getting paid on-time, and they don't see any other red flags, they'll leave the owner alone...on the flip side, now that we're heading into a recession, lenders are getting much stricter, and it's possible that some lenders will start enforcing due on sale clauses (but, that's just a guess)... 

Please forgive me if I do not fully understand some of your response, my head is spinning from over analyzing the situation.I realize that I will have an appraisal done regardless.