But I would either do a 3.5% down FHA or a 5% down conventional Depending on credit.

In fact most new BRRRR investors prioritize whether they can receive 100% of their capital back through a refinance over all other deal metrics and being laser focused on that particular objective often leads to investing in the lowest tier neighborhood where it is easier to complete the BRRRR process. 

Use the lowest ARV value to be conservative. 

We're going to furnish the property and I was wondering if anyone has done this, and if so what credit card do you recommend?

For example, my ad will state whether we accept pets, that we want provide income around 3x the rent, and that every adult must pass a credit/criminal screening.

As for the original post, I think something like this works best if it is concrete: dates (say the last week of July and December), monetary consideration (I would suggest a separate sublet provision wherein you pay them for use, rather than working out rent credits), insurance and liability requirements, etc.

This is a huge plus because it offers liability protection, meaning your personal assets are shielded if there are any legal issues with tenants or the property.Doesn’t Appear on Your Personal Credit: One of the big perks is that these loans don’t get reported on your personal credit profile, so they won’t impact your credit score or debt visibility.

To prepare, focus on saving for a strong down payment and maintaining a solid credit profile, as both are critical for competitive financing.If possible, look into FHA or conventional loan options for owner-occupied properties, which may offer favorable terms, especially for first-time buyers.

I still need to get more properties by using conventional loans and develop a more stable business credit before doing LLC. 

Do you have credit cards with places like Lowes and Home Depot that you can use to buy materials now and not need to pay off for maybe 90 days?