I’d lean Stessa assuming you’re not house hacking. 

Are you looking to house hack on the fix & rent?

The first agent is absolutely certain the house will sell in the high 400’s.

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In other words, I can afford the house with or without tenants. 

Are you looking to house hack?

Granted, I am a part-time flipper, but most houses I see the pricing does not make sense for what I have to pay for labor.  

Other KPIs and considerations you should evaluate when talking to any lender who offered private placement of loans/notes are historic default rate, how quickly they can place your funds (do you get preference over their income funds, for example), average interest rate - borrower note rate and what is passed through to you, are loans serviced by a 3rd party servicer or in house.

Some of the new build SFHs are very affordable with in-house lender rates.

And once you change to a new market, you throw all that out and have to rebuild it.I love expensive markets.