I think you have a good plan, BRRRR is still a great route in the current market, and especially for the states you are already in - both Indiana and Georgia are very well positioned for BRRRR deals in my view / experience

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Different lenders can view income in various ways depending on who you speak with.

That is because they are looking at the long term view. 

In general, the higher valuation properties with views or close proximity to water have higher rates of returns.

View them as bankers who better know how to do due diligence.  

I’ve heard conflicting views on this.

And that's arguably an optimistic take.

I have observed the older appraisers often have a outdated view of values especially in recently appreciating communities. 

. - If the lease was signed via Docusign (other esign may have same ability) - you can go to the envelope, go to history and view the IP addresses for each action taken.