Which is more rent reliable, best growing, both for cash flow and long term appreciation?

If you're selling to flipper and the contractor isn't part of that, not sure it will be possible to get a reliable person. 

If you're seeking a reliable income stream, consider checking out Cleveland OH.

In addition to the workmanship, you want to work with someone who is good at managing time, people and his relationship with you, his client :-)    We are actually building out a network of approved contractors because one of the biggest pain points investors and landlords face in Philly is finding reliable solutions. 

A quality local RE Broker/Agent in tandem with a reliable contractors should be able to help you with full analysis of post rehab value.

Hire a Reliable Real Estate Agent (you!)

It is true that does not apply to investment property, but what happened was that first time home buyers that did not qualify for a home loan were trying to circumvent that Dodd Frank rule by saying "oh, this is a rental property" (wink wink) and then move into it...basically creating a no-income verification loan.

Thus, getting their income verification is a good idea to make sure they can afford to rent the property.6.

I would choose Candidate #2 providing you have acceptable verification of their income - bank statements that multiply out to what the past couple years tax returns indicate on the business.

You can access nearly 95% CLTV (on a primary - depending on income) and on investment properties up to 85% (full income verification) or use the proposed rental income (DSCR) usually up to 70-75% max.