I found a foreclosure that looks to be an opportunity for instant equity in addition to a solid cash flow. 

Those who are self-employed (wholesaling generally qualifies) can get the additional benefits of the Solo 401k including: Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)

I am a big fan of the less gentrified neighborhoods of Hermosa, Little Village, Uptown, etc. in addition to the Opportunity Zones with regards to capital gains tax deferrals.

I mean you will have to report a bit of additional income, which will help you with future properties.

My original impression of rent to own was that it’s the same as regular rental, but with a buy date and additional funds being given as option fee.

Well, if you bought a car the day after closing it would appear you Applied for the loan at least before closing of the loan which would violate documents you sign at closing, with the lender, saying you are not applying for additional debt. 

If you want to pursue a claim for the water bill and incur the costs of said claim you can but your chance of collecting is probably low.

I have about $14000 additional  cash to begin the rehab but that wont get me far as the furnace/air/duct work alone will cost $11000. 

You have to meet rules for home office deduction. if you are an investor, The expenses they incur in connection with investing activity are treated as Section 212 expenses incurred for the production of income. 

Additionally when the markets do turn you will lose all your equity and be back to earning 1-200 per door per month.