Any advice is greatly appreciated :) DanielThere are no clear cut info online or course..

In the mountains I imagine it is a hot tub, views etc.Using a tool like AirDNa can cut down on research time sifting through listings and gives you a better idea of occupancy. 

  $200/ MO CF is our cut off on any deal. 

I was looking at your site and noticed you have some technical errors with your logo out of the fold and your face getting cut off. 

If we go by the BRRRR method, we're already going to buy and rehab it, then would it not make sense to just flip it at that point and cut out the need to deal with tenants, home damage/repairs, refinancing, etc.?

This is a big problem as its cutting off my rental income for all the blocked time on VRBO so any insight is greatly appreciated.

The easier way is to have a penalty of 1 month's rent and then it is clear cut. 

Not legal or accounting advice but when someone says that it would Make me nervous about type of work they do as if they cut corners that way what other ways they cutting corners

It's all very clear cut, simple, LEGAL and with protections you don't have in Sub2. 

Then they get the appraisal done, and the ARV looks too low, so they have to cut leverage to the 70% LTV loan amount.