If it’s a SFH I’m looking for pure cash flow of at least around $600/month.

Not just the monthly cost of insurance, but some of the oddities I've seen this year.

Appraised at 80% all-in costs.4.

Both phases took about 12 months each to rent up.  

This is our first investment together so we're exploring financing options.Wondering if anyone has trusted contacts in private lending/hard money who are able to fund ~$400k in acquisition cost and ~$250-300k in repairs?

I didn't check on the 6-12 month seasoning requirement because I would use at least a year fixing up the property some, raising the rents, and ideally forcing an increase in appreciation. 

If I can do a cosmetic flip and have the crews that can knock it out in a few weeks so we can relist it and do three in the  time it takes to do a full rehab which will have my money and attention tied up for months, the simple flip would be my choice. 

Regarding property taxes, they were always high but it's one thing when a condo cost 150k in 2020 and that same exact condo is 350k now. 

If you have a mortgage, you will have a monthly payment. 

I have 3 months of performance (so DSCR isn't an option.... unless there are DSCR options with only 3 months of performance) and the cabins are doing really well (top 1% for one and top 10% for the other) - even with the huge downswing in the market.