I do agree with the sentiments from others regarding the experience factor.

We use these factors in this order of importance (feel free to create your own):1) Tenant pool credit score2) Location => Neighborhood3) Property condition & amenitiesClasses are not defined for the SFR industry and are relative to the area.

MAYBE they adjust that up or down 10% depending on outside factors but they’re not checking the assessed value. 

They could have come in with the moving boxes, which is the most likely culprit, but they could have snuck in some other way.My lease says I will deliver the home pest-free and handle any pest treatment for the first two weeks in case we miss something.

That’s a factor in getting rehab upfront.

Pretty much all major components were newly installed / fitted and done to a tasteful standard (new metal roof, plumbing, electrical, kitchen, flooring, bathroom, doors, new hvac, decks, vinyl siding etc) and I have visited and walked through 3 times and even been under crawl space to inspect a repair that was previously noted on an inspection to the foundation after termite treatment which looked to be a good job.

Its really going to come down to multiple factors, including your personal situation/strategy but it appears you are definitely thinking about things in exactly the right way.I'd say since it doesn't seem to be an "urgent" need - I'd advise talking to some lenders and since the rate environment is still moving quite a bit, settle on a interest rate / points combo that is "your number" and when market rates move down to that point - have the lender contact you and get ready to go, and just wait until that occurs

Good school districts make for better long-term investments, so it’s something to keep in mind when choosing a property.So while schools might not be your number one factor when flipping, they can definitely help increase the speed of sale and final profit.

Does the IRS demand consistent tax treatment?

Please work with an experienced lender to help you understand the right loan products.There is an operational cost to raising rents that does not seem factored into your process.