Sounds like partials are either a "who you know" kind of thing (which is fine) or not what is being sold past a certain scale.

If you only own one or two houses and are just getting started, used appliances are fine.

Buying out of state is fine. 

If you don't have any that is fine, but it's good to know where you are and what you can afford. 

We refused the access and cancelled the remainder of our booking with Evolve5) Evolve is charging us $250 for cancel a contract they breached repeatedly, plus 50% fine on the terrible future bookings we cancelled in an effort to protect our property and reputation.6)Evolves' Success Team (Connor and Joel) both blamed Airbnb for Evolve's inability to vet or uphold any kind of standards in booking.7) Before this awful year trying to work with Evolve on our new TN property we worked with VRBO and Airbnb directly for our other properties for 8 years.

You may find that what you own already works just fine, or that the yield on 400K is less than current CD rates.  

I don't have answers for all your questions but my opinion will be as long as you disclose to the sellers and they understand that they are selling their asset in a deep discount ( in your case $18500 vs $60K value) you are fine. 

I was fine closing on a day after the tenants leave as you said "Don't take on someone else's problem" I fully agree with this and will not close with tenants in this house. 

The HOA may have some fine print about rentals less than 30 days. 

And are they production builders that to provide the product at the cost they do use basically the least expensive materials possible and beat the crap out the subs pricing.so there is a fine line there you cant pay low price and expect supreme product..