Keep being consistent and it will come.

I pass on extra money to them.

I found this for $1,500, i don't know about this brand, i would get extra warranty probably, it might work as well:http://www.canadianappliance.ca/HLC1700AXW.html

I feel confident about making the property cash flow once we get tenants in the home with the co-living strategy, but just covering all my bases, I would feel a lot better with an extra exit strategy of being able to rent the home out the normal way with one tenant.

Then get a rider for extra coverage for liability? 

Ultimately, the assigned appraiser was known for being extremely conservative, and the final valuation came in at $285,000, requiring an extra $10,000 out of pocket to close.After closing, I raised one tenant’s rent from $750 to $1,180, and they chose to stay.

On my lot where I live, I can have as many kitchens as I want (not sure why I would have extras) and can build a tower, but they won’t let me build an ADU for my mom unless it is connected to the main house.  

When you are first starting out, you should probably buffer an extra 20% on top of your renovation budget to cover incidentals while you are learning the true cost of flipping.When you do all these things (conservative estimate of ARV, additional 20% estimate on construction costs, using a conservative 0.7 multiplier in your estimate), you are unlikely to lose on your first flip (but it will be harder to find your first flip).  

It seems unlikely that he is avoiding you since he has been so consistent.

I don't know about you but I am constantly on the hunt for consistency, consistency of income, of deals, of productivity, in my relationships...so that's my focus in all things not just real estate.So my vision to your question is a a state of total consistency of income and deals.I'm focused on the basics, which to drive me is even more specifically "making offers."