Hi Jacob, This would be an investment property. 

We used to be an oil-driven city in the 80s and 90s, but that has shifted in the last 20 years, and there are no indications that the shift is going to reverse. 

There’s likely going to be an EPIDEMIC harm to remodelers handling harmful materials, such as cutting hardibacker etc without protection.

Also, if anyone has experience in similar investments in this area, we'd love to take you out for coffee.

House is blocks away from Old Town, but I think with the market so hot right now, I'm with @Greg Scott - those numbers aren't great - and with that profit you could purchase in a lower cost of living area (hopefully where you moved, which would be an easier property to manage too!)

It’s great to be an investor.

If you cannot find funding through family and friends or banks this may be an opportunity for you too pass it on to another investor and negotiate some sort of deal.

Going in with hard money and then refinancing out after completing your renovations could be an option. 

I think this route can help you as well BUT you need to look deeper into what it means to be an agent, or a wholesaler for that matter... make sure it makes sense for you.Another option would be another second job that will help you save up for your first investment.

Clearly it may be an attractive time to refi.