That doesn't mean to ignore appreciation, but you need to optimize for one outcome!

Many RE Agents do not know to use the sellers profit & loss, correct appraiser, etc to sell this property as a business to provide their seller with optimal ROI.

I'd put new one in also for same reasons.Keep the tenant as long as you can but give yourself some lead time to freshen up the interior, on a Single family home most are likely looking for personal use and I'd have it empty once you list it.Showing a home with someone in is not optimal the tenant's idea of cooperation is not always easy to define and a messy place doesn't give a good impression, wasted time with occupied in my opinion.

It would help a lot to know because then I could optimize how much I invest in rehabbing, and what my target rent would be as I would also know what if any benefit there would be recapturing cash/equity.

You want to keep a short timeline so you are made a priority with lease up.If your leasing location is less optimal it will likely be more challenging and take longer to lease up. 

That optimism aside, I would say that if you THINK you're emotionally attached then you've lost some degree of objectivity.

I never try to predict the short-term RE market as it is similar to timing the stock market and is easy to not time optimally.  

On the first page, there should be a menu on the left and side.Click vendors.Then look in the upper right hand corner and click the green button that reads "new vendor"

Flipping homes while going to school and living a few hundred miles away seems like a recipe for sub optimal returns on your first deal.  

Optimize for the best deal on the finance side for sure.The trick is that convention loans will normally not be approved if the property cannot be occupied & insured.