Consider cash-for-keys.

What further analysis should I be honing in on and key factors/metrics/info that may be providing inaccurate numbers?

If the ARV has risen to $260k and you’re renting it out for $2900/month, you can likely qualify for a higher loan amount.Here are some key points to consider:Loan-to-Value (LTV): A typical DSCR refinance will allow you to borrow up to 75-80% of the property’s ARV, so for a $260k property, you might qualify for a loan of $195k to $208k, which could help pull out most or all of your original investment.Debt Service Coverage Ratio (DSCR): Since you're renting for $2900/month, the loan payment will need to be covered comfortably by that rent.

as is prop value 75k and minimum loan size of 50k. as long as its turn key 30 year fixed is available. yes there are some fees and rate will be a touch higher. if it cash flows get it closed.

What’s a key mistake you’ve learned from that could help others?

She was out with her girlfriends and got drunk and couldn't put the key in the key hole. 

And what is your price point and are you looking for turn-key properties or something along the lines of a "fixer upper"?

Ideally they will have a pool of investors looking for a turn-key property. 

Good HML's in ground up or rehab will provide a very easy/handy way to request and distribute draws using something like Built, which we use and it gives our borrowers and our team a single source of truth for all things draw-related. 

This platform has played such a key role in my journey over the years.