I'm with you @Noah Laker , I think there is huge potential in college towns and mid-to-large cities so long as you do your homework on the legal side.

A hard money loan could facilitate your fix-and-flip project, offering quick funding despite potentially higher interest rates and shorter terms.

Potential Solutions: (a) I'm thinking of contacting the seller directly (I obtained his/her email from already provided screenshots) and asking for the utility bills.

This knowledge is essential Assuming you source a good deal (with multiple potential exit strategies), I would then bring in a capital partner to fund the down payment or Property acquisition…and get some sort of sweat equity (depending on your experience and value brought to table) and then invest the $10,000 you do have into the deal itself to add your stake, add some skin to the game and align your interest with your capital partner.

This is potential schizophrenia pattern.

I already completed the lead inspection.I have a potential tenant looking to move in April 1, can I have a tenant before the license process is completed?

Potential is like wishing in my eyes so a break even amount for rent on a $700k property at 5% down seems like a huge ask.

Unfortunately, I don't think one exists.If you exhaust your potential down payment for a future primary residence by buying a multi-family now, then ... you can't buy that future primary residence until later.If you're running the numbers, and they ain't working, then you've got your answer.

Banking locally gives you a human you can speak with about your potential deal.

Study up on legal issues, property management, market research, property analysis, and finance possibilities.Participate in online forums like BiggerPockets, attend meetups, join local investing clubs, and establish online and offline connections with other real estate investors.