Assessors know who the pita's are, those same assessors have to sit on the board and answer every appeal.

Your first step should be building a strong team: an investor friendly agent, lender, contractor, and property manager are key.

And what is your price point and are you looking for turn-key properties or something along the lines of a "fixer upper"? 

One of the key inputs is a score reflecting a property’s condition (based on listing photos).

Besides putting together the best SOW using accurate/actual quotes as @Peter Mckernan and @Alan Asriants commented above, another key aspect is tracking expenses (bookkeeping) and monitoring the budget throughout the project. 

If the ARV has risen to $260k and you’re renting it out for $2900/month, you can likely qualify for a higher loan amount.Here are some key points to consider:Loan-to-Value (LTV): A typical DSCR refinance will allow you to borrow up to 75-80% of the property’s ARV, so for a $260k property, you might qualify for a loan of $195k to $208k, which could help pull out most or all of your original investment.Debt Service Coverage Ratio (DSCR): Since you're renting for $2900/month, the loan payment will need to be covered comfortably by that rent.

Include text so that states what will happen if the new lease isn't signed by landlord and husband such as the return of keys by all parties date.

My spreadsheet is always the key deciding factor.

Quote from @Stuart Udis: Jay noted some good upgrades.Bathrooms: I spend more on tile across the board but even more so on for sale housing.

Grabbing attention while highlighting your best features is key.