Mid 4's should be expected with your experience level. 

Part of this is that someone told the PO that she should use the ultra low resistance HVAC filters as long as they're replaced monthly, which meant that there was dust build up on weird places.

Humidity levels in basement is high at 64%A/C was 40 years of age, not functionalSigns of Ice damming on the garage sheathingFurnace is 19 years of age, unit didnot fire when turned on at the thermostatThe incoming 3-wire electrical systems is considered out of dateNo GFCI outlets anywhere (including in Garage)Walkway has cracking and settlementGarage floor, concrete has typical cracking and settlementBasement floor, has signs of cracking and settlementKnob and tube wiring in the home is considered obsolete and may pose an increased fire hazard.

If you buy two similar homes on one block and flip one (to get the highest sale price) and BRRRR the other, you just did your own work giving yourself the best appraised property which will help you complete your BRRRR at the highest level.

It exposes your level of maturity as an adult.

A few questions...1) Obviously, theres a few more details that go into this scenario...BUT, at surface level, are there any foreseeable issues that I'm not thinking about?

I've hit some resistance finding the right team members as far as contractors, lenders, and home inspectors go.

You focus on criteria items such as population growth, unemployment levels, employers, construction growth, median income, etc.Some sources include :IRRCBREMarcus & MillichapUHUAL Migration ReportsBestplaces.netCity-data.comBiggerpockets Insights - as a Pro member.Here is a post I Wrote in January 2021 https://www.biggerpockets.com/....

Next, and this is a shared ethos of many at similar/same level and activity, I have a personal belief and conviction of KARMA, I posses the knowledge and skills where I can be of assistance and with that feel a responsibility to use that, to give, that if I don't it's breach of some cosmic-contract with life which has entrusted me with all I have received and earned.

Let me know if you want more stats or current inventory levels.