However I recommend investing in college towns as student rentals are one of the best ways to extra higher rent.

I treat them well, as far as soon as they finish the job, I pay them via an app, and they seem to really appreciate that and go the extra mile when I need that.

Sometimes a seller will feel all different if you offer a little extra......

He states he was paying extra for the area but when I spoke to seller they state otherwise.

If you have extra cash (or can get some from selling/pulling money out) you might ask around and see if any lenders you know will do delayed financing where you buy with cash and fund the rehab up front but then quickly turn around a get a cash-out refinance without the typical seasoning period.

There's an extra office space that I can convert into a bedroom for myself, along with 4 other ones upstairs that I'm thinking of renting out for $800 each (1 bed 1 bath in the area is around $1300 according to rentometer).

My thought is did the power company put that pole in before the cut, or after.If it was after, perhaps the pole goes extra deep, down through the hilly area and below the ground level of the driveway.If it was before the cut, will a retaining wall be enough to hold back the leverage of a big storm, or will you have a downed pole and a bunch of scattered blocks.Leverage is a powerful thing.Cost to move the pole might be less than a wall, but you still have a septic tank in that hillside.If that starts to wash out, it will be unpleasant, but maybe you could move it somewhere else if that happens.Just my 2 cents. 

In my example, purchase was $60k (not UPB), they paid down the UPB ($120k) doing extra payments including any arrears until paid off.

Tenant is also very litigious, so I want to be extra careful to do everything by the book.

Or will I just waste my time and just wait to build up some extra savings and credit?