Typically looking for max ARV at or below 65%

Mine typically do provide pictures of anything observed to be out of the norm when they arrive at the property to clean.Sorry for the confusion! 

Hey @Marie Copul, since you want to leave your job, I recommend focusing on a high cash flow business model within REI to begin with before getting into the lower cash flow (wealth building) models.So, flipping and wholesaling are the typical high cash flow models within REI.

As @Julia Lyrberg noted, MTRs typically rent for more than LTRs, as they should for a furnished home with utilities included. 

More states are creating "just cause" eviction laws, essentially stating the landlord must allow the tenant to remain in the property except for a few specific situations.It won't end well.

If so you may have some full doc options which have the best rates typically and terms.Like others have mentioned you have DSCR loans too but this only allows you to purchase non owner occupied properties (not primary residence or second home occupancy type properties).

Giving them a laundry list of items will typically just overwhelm them and create more confusion instead of giving them a smaller step process to get more confidence to get the ball rolling and then they can get into the weeds on their state when they get the contractors out there, have local bids come in, and dial in their plan. 

I know not typical on here to have such a little amount in loans but we enjoy great cash flow that we live on, have lots of flexibility in what we can do and have no concern about making payments if the economy were to take a dump.

They can help assess the market value of the property, considering its condition, and suggest the best sales strategy.Direct to Investors or Wholesalers: While 'we buy ugly houses' companies often offer below-market rates (as they typically look for deeply discounted properties), reaching out to local real estate investors or wholesalers could be a worthwhile option.

All the other fancy ways people try and get creative with owning something typically only costs you money and provides zero benefit.