A couple of issues you need to be aware of are any ordinances that are in your town or coming up.

.: Thanks @Tanner Pile, I wasn't aware of the BP Tax book.

I am fully aware of the DOSC, but not Wally Wraps.

You don't always have to incentivize a tenant with a discount to get the tenant to stay, nor keep rents stagnant, but it is good to be aware of the business impact with respect to cost too.

I have read the BRRRR book as well as some other investment books and though I am aware that the author recommends buying properties with all cash, I am still torn between going that route or going with traditional financing instead (or perhaps even a "hybrid" of those two options; saving up to put 40 to even 50% down or more to get higher cash flow and more equity right away, while also being able to forego the waiting process of building up enough capital to invest all-cash in another property again (assuming I don't use a hard-money loan).

I wanted to drop this review so that future clients are aware of what they are getting into.

typically no special license is needed when doing it for hard money loans that I am aware of. there may be states like california and nevada that are tricky where lenders need a license of some sort but for most part brokers i have seen are not licensed. 14 or 15 states require state license and NMLS registration.

Here they all start with "Are you aware of any XYC.." and none of them are asking about previous repairs or issues.I understand that you are concerned, but honestly, if the water damage was resolved, the soaked parts replaced, why would it matter any longer? 

My wife is always very aware of any charges on our account and that has saved us many times.

Be aware if the town is standalone, or it mighthave a large population outside since it is a suburban community to alarger town nearby.