For me rent is due on the 1st with a 5 day grace period.

Congratulations hope to be I your shoes one day!

I host a free virtual one every Wednesday (that is not new years day) and would be happy to send invite if you like. 

In 2021 and early 2022 most properties in my market were going under contract within 4-5 days, with offers 20k-30k over asking.

After I cut he and his now wife loose I sold the property for more money 30 days later after we they made fake jim.bakker promises for 45 days. 

That looks like a win for a first flip these days.

But, will probably also set things up so that one day, some part of my portfolio is passed to my heirs at a stepped up basis.

3.8% is a pretty sweet interest rate these days.

That data would be sales price after remodel (the true numbers some agents really don't have the experience to be comping the property), the days on market you will experience (this is great info because you want to recycle the money quickly), and resources to sell the place fast not slowly which you do not want this because this could put your holding costs extremely high and push the property to little profit or no profit. 

I looked around and found lenders that will do a day out of foreclosure up to 50%LTV down to a 500 credit score but the loan amount minimum must be 300k.