Would you consider it a red flag if some GPs don't share their pro forma?

Increase down payment, then you won't be in the red.

The death is just a red herring.

Insitutional demand in Charlotte made it red hot last year, and there are some large tech companies entering the Raleigh area.

I have a contemporaneous mileage log along w/ what was done each trip to go along with this.3) I am aware that for the IRS it is a red flag that I maintained a full time job over this period (a good amount of renovation work was done while working remotely waiting on jobs to finish).

Trust your gut on the red flags. 

Many sellers don't want to deal with the additional red tape that brings, and your PMI is likely to be higher.

I was informed they don't speak to borrows ( not a red flag yet), just thought maybe they didn't speak to me because they didn't want me to influence the  appraisal value of the property.  

HMLs are a crucial short-term solution for properties needing significant repairs, and for investors not wanting all the red tape that comes with traditional products.

I’ve read the blue (MREI) and red book (MREA) a few times.