The house is fully renovated with alot of new work done .. do you think I can wholesale it for 205k and keep the 5000 grand or I shouldn’t waste my time with this offer  

Dan,A good way to start is find a home in an upcoming area that offers a larger lot so you can add rooms/sqft. 

That leaves you money for another down payment and room to borrow more.

We fully rented 7779 in April room-by-room as we are in a high priced market and we make more this way than with one family renting.

If she scoffs tell her she'll be financially responsible for any costs related to the moving-in tenant's expenses due to them not being able to move in (storage fees, a hotel room, etc.) and that you'll immediately start eviction on her which could cause an issue with her buying her home. 

If you are doing a live in with room rental charge everything that is a business expense to that account and CC and receive all income that way as well.

I guess my question is, with me moving into the house I’m trying to BRRR, would it still work and be effective since technically I’m not renting it out except for one room?

Too many single people buy multis that are both 2/1, but that's a waste of money unless you rent your other room if you are young.

I know this market is crazy, so I'm notexpecting a perfect grand slam dea.

I'm unsure but does the shower have an access panel near the base or perhaps in an adjacent room to access wiring?