Could possibly demand more with a bonus room (unofficial bedroom due to ceiling height, it has window and Hvac)I have used a few calculators to help evaluate but I’m not sure what rule I should follow as this with be a primary for at least a year minimum then eventually a rental property. 50%, 1%, 2%?

Planning on purchasing this property to live in at first, but it will become a rental property in eventually.The property also has a bonus room upstairs that is not a legal room due to ceiling height.Rent could be 695-725, but i tried to be conservative.Thanks for your feedback!

One day I went to buy a drop ceiling speaker (bought $25, sold $175).

I get it that it sucks from a tenant's point of view when a disaster or other issue inflates the market price - but unless you're going to have artificial price floors, you cannot have artificial price ceilings.

Vaulted ceilings and 3 bdrm 1 bath.

(example  a wall and ceiling  is framed around it to box it in  and completely sealed up.) 

That ended up leaving a large hole in the roof, interior bedroom ceiling and bathroom ceiling.

Mostly cosmetic enhancements were made on the property.New bathroom vinyl flooringNew ToiletNew Ceiling fanPainted old kitchen cabinets bright white with new Hardware handles.Installed RefrigeratorAdded Blinds Replaced all wall outlet coversReplaced upstairs unit Sink faucet with new modern hook faucetWhat was the outcome?

Electricians often need holes in walls and ceilings in order to run wire from the switch on the wall to fan light combo you want installed in each bedroom of your flip.

yes that will most likely disqualify it from VA. you should just remove it. call a local contractor to see how, if they don't want to do it they may be kind enough to tell you how to. since its not popcorn ceiling the chances of it hurting you are almost 0. once it's removed, get your home tested for air quality and provide that to the VA loan officer and you should be good to go