At this price point you'll never hit the 1% rule.

Make sure the property meets the 1% rule or close to it (monthly rents = 1% of purchase price) to ensure it cash flows after you move out.Yes, interets rates are higher than they were a couple of years ago, but rents have also increased significantly in many markets, including yours.

Flat fee buyer agency is new but growing quickly since the August 2024 agent compensation rule changes/lawsuit settlement.

If this isn't clear enough, one could survey the other bank loan officers and see if the other doctor notes included this term around the year the loan was written, if this is one of only a few outliers which they threw the term in for, then any jury would likely conclude it was unnecessary and the power of attorney would make that void... but they as you say if the bank makes all the rules for their conventional since it's not "conforming..." then they could call the loan due and as you said the refi would be needed regardless. 

As far as ESA animals, you cannot charge a fee, however, tenants still need to abide by rules as far as caring for their animals and the property.

As a general rule of thumb most municipalities expect for the applicant to demonstrate hardship.

Quote from @Nelson Badillo: In my experience, HUD requires you to provide at least three comparable properties to justify your rent.

But what you pay extra for those lots doesn't justify the return in rents you're going to get.

Therefore, it is common for LL to be responsible for heat and water, which can get very pricy in cold months, but the cost to change out boiler is nearly impossible to justify.  

SPECIAL RULES FOR SECTION 1031 LIKE-KIND EXCHANGE TRANSACTIONS, page 135 states:". 01 Taxpayers are provided the relief described in this section if an IRS News Release or other guidance provides relief for acts listed in this revenue procedure (unless the news release or other guidance specifies otherwise)..02(1) The last day of a 45-day identification period set forth in § 1.1031(k)-1(b)(2)(i) of the Income Tax Regulations, the last day of a 180-day exchange period set forth in § 1.1031(k)-1(b)(2)(ii), and the last day of a period set forth in section 4.02(3) through (6) of Rev.