I'm 100% open to suggestions and criticisms.  

Not to be critical, but you've been a landlord for 9 years.

I would like to add that "Good Documentation Practices" (GDP) are SUPER CRITICAL when stuff like this happens.

@Brian Kosack5% down payment is mass housing- It is owner occupiedWith low money down you will have a higher mortgage... so it may be more difficult to cash flow Yes... there is a alot to think about- The areas you look to invest, the tenant class is critical, so its smart you are choosing an area you are comfortable with  

It's critical as an out of state investor to build a team that you trust to advise you.

(Stating an observation, not criticizing your method.) 

I have listened to the Real Estate Rockstars, that one is good , and would agree mindset is critical ! 

It is ok if it changes over time, but having one is critical.

:)I think you have to look at each part of the rehab critically to see where you doing work adds value and where finding the right sub at a good price makes more sense.In the case of the granite that seems like a big enough savings for a short time commitment that I'd say you should do it.

I've read that there are ways to creatively invest with little to no cash and asking how that is done should never be criticized.