Every two years you have to get it tested.  

In this low-inventory environment, the right renovation loan can open up possibilities that you might have passed by otherwise.  

I have experience with Quickbooks Online, and looking to learn to use Appfolio as I have heard that is a common software tool used for managing the books for REI.

Having your son involved in the loan, title, and insurance policy does have both benefits and drawbacks.

I have lenders that I can point you to that would likely be able to give you a better product that will pay off that primary residence loan, or restructure it into one that doesn't take so much long term value out of your equity.

Thus, I’m going thru background and experience checks of GCs, with relevant experience before selecting one instead of using my usual crew which doesn’t have such experience.

Another you could have done was to call a few other PM's in the area and get their take on the rent range.

Off-market, agent-listed, or are you networking with other investors who have deals lined up?

Offer a personal guarantee (reduces investor risk if you have the balance sheet for a PG to be worth anything).  

I also have their expenses which are in line with my estimates/analysis.I do not believe the Seller's will like that valuation and I know they are hiring an appraiser.