Hey @Sara Valentine,It sounds like this is a common problem with many other STR and MTR operators locally and across the country. 

A common scenario would be to pay a penalty if you sell within the first 5 years starting at 5% if you sell in the 1st year down to 1% in the 5th year.

There lots of pitfalls in there for housing providers. 

I think there is a common misunderstanding that licensed contractors cost more.

The other two that are commonly used is (1) 100 hours and more than anyone's time in the activity or (2) substantially all the time in the activity. 

Hard money would be the easiest and most common route to fund the purchase/rehab.

With expert guidance, tailored training, and a supportive community that will align you with the tools you need to fast-track your success and avoid common pitfalls.

This is more common in highly leveraged deals. 

If you research recent sales you can always provide the appraiser a list of those sales.One of the best ways to insure a higher value is to update the property using materials and fixtures that are popular and common in the area.

Very common scenario for sure, if it'd be helpful to look at some options feel free to reach out!