The shutters would be for looks only, so no need to have an arched top IMO.Cool, the trim and eaves are a dark red now.

Will appraise over our rock bottom selling price of $500k but buyer is "making the case " that he only will qualify for $490k, DP included. 

I am a Realtor that services the area and also co-host STRs in the Tampa, Indian Rocks Beach, and Apollo Beach area.I’m not sure if you’re looking for help from an agent to find properties, needing some projections, or have general questions about the market, but I’d love to help where we can.I’ll send you a DM! 

Living in a red state has its perks :) 

@Lenza McElrath        Generally speaking if ANYONE will not be transparent about the income that a property generates, that is a red flag.

The OP is currently exploring conventional rehab loans (presumably 203k or similar) which would indicate that he is intending to owner occupy, and therefore hard money loans are likely off the table (as most HMLs are not NMLS licensed and don't make owner occupant loans).That said, to the OP, if you're looking at a conventional rehab loan you're just going to have to accept higher costs, less flexibility, and more red tape.

People are generally referring to this type of entry as contra-expense or atleast that's how I interpreted.In the PA tax return, this line item was highlighted in Red and hence the question

The involvement of onsite management, often seen as a potential red flag, can lead to the property failing crucial qualification tests.

If you pick a bad tenant in any state, it's going to be a pain to evict them and when you do, they can always put rocks down your toilet or cement.

HELOCS do exist for rental properties but you are usually capped at 65-70ltv and these will most likely require a full underwrite that takes into consideration taxes, income, dti and all the normal quasi-associated red tape.