I agree with @James Hamling on the "reactive" nature of the Fed. 

We believe the property could have been appraised for ~$115k (new medal roof, new HVAC, floors, fixtures, new sheet rock throughout).

Using the big banks such as BofA, Wells, Etc can put you at a slight disadvantage if you don't have a rock solid credit score, and a long history with them, while you're getting started."

naturally.

The detailed nature of the estimator was surprising but helpful.

My work in the home over those 4 yrs as the renter had raised the value of the home in addition to the 4 yrs of appreciation the house had naturally.

Given the timeline and the nature of these expenses, I'd appreciate any insights or advice from those familiar with tax regulations in such situations.Additionally, I'd like to know if I can claim depreciation, mortgage interest, homeowner's insurance, utilities, HOA dues, and other expenses associated with the rental units of my home from 09/08/2023 to 12/31/2023.

Run your numbers, talk them through with someone you trust in person, and then rock on 

Thank God we are not living those times any more.It seems that you are a  young person, so naturally, you may be comparing the rates you were recently quoted to the rates of January 2021.

To me this makes little sense if you can get subsidized loans (meaning qualifying for Fannie Mae, NOO rentals) because 1) LOCs are short term debt and rentals are typically held longer term and 2) there is no guarantee the LOC wouldn't be called due by the lender... that's the nature of credit instruments.