Some will try to low ball you and keep every possible dollar for themselves.

I would get the ball rolling with your new PM, onboarding, photos, etc so that once Jan 18th hits they can flip the switch and turn your property live.  

Geez  I would be talking to your HML right now as I doubt they want to take it over.and try to get a workout with them ASAP.. sounds like its going to be  a loss anyway you cut it and I have to think you put up cash for a down payment as well. maybe someone else will have some pearls for you.Wholesaler is going to low ball you for sure.

You can try to talk to the seller about private financing and see if they are willing to play ball. 

You can get the ball rolling using his techniques/ideas and then make sure your next purchase is in your LLC.

FL appreciation - property is still fairly newish and don't want to miss out on potentially solid capital appreciation in next 5-10 years - assuming that happens-Other caveat is ability to sell in coming few months without paying any capital gains taxes, which will not always be the caseThere is no crystal ball, Appreciation is/was the goal but who knows if that will happen and at what rate realistically with increasing costs of ownership here.

One of my walls is load-bearing but I don't think we have any ducts in it so this will give me something to spit-ball with!

The experts at BP were my 2nd stop as I wanted to confirm my calculations and assumptions on expected returns were in the ball park.I've been a member of BP for a while and you've always had great input.  

The irony...the party of tolerance being intolerant. insurance is always a bouncing ball.. my insurance in Lake Oswego and we have no fire risk other than normal No weather risk  just risk of winter gloom and depression. 

I think you are in the ball park with your assumption on 2% rule in the area.HOWEVER... my rehab costs far exceeded what I was budgeting and built into my UW.