I just had to fight tooth and nail to close a VA condo purchase for a client with a POA that was actually fairly well run, relatively speaking.

But on the other hand, if the seller wants close to retail, but there are a bunch of major issues, then it's just not going to work as a BRRRR.but i am going to be honest - i think from looking at your other posts that you are trying to BRRRR out of state, and so this question makes me nervous for you. 

It's very sprawled out, it's a bunch of different pockets and growing suburbs.It's an excellent area, enough to where I'm heavily invested in it.

Further, the court is empowered to do just about anything it wants or perceives as “fair”.  

These can be fairly automated for you as well to help save you 10% which on 2 units could be well worth it. 

There won’t be a ton of supply, so you should be able to get an idea on locations and pricing fairly quickly.

It is in North Park, developing fairly quickly but nothing I would call 'luxury'.

I consider myself to be fairly educated but I have no clue what you are asking. 

There are more than a few posts on this topic.Do you have a bunch of STRs?

The only way to modify a loan to a lower payment during a time of rising rates is to move a bunch of principal to the back of the loan.