Check out American Freight, formerly Sears Outlet. https://www.americanfreight.com/br/store/fl/tallahassee/13?

Inventory in Pocono Summit is low and prices are high, due to its close proximity to highways, waterparks/skiing area (Camelbeach/Camelback) Kalahari,  The Crossings Outlet, restaurants and more.

I also don't do the "landlord special" where everything goes a single color (trim, walls, light switches, outlets, ceilings).  

Other potential requirements are size (10'X10' as one example), having a closet, having heating to the room, having proper electrical outlets in the room, etc.Look up your local municipality building codes to ensure you have it as a legal room with permits so it can be added to the assessed details/title.

Columbus is a top five appreciating city in the US with an unexpected mix of cash flow which is backed up by a population and job growth.

That means that after 20 days if the underwriter finds something unexpected and denies your application, you would be free to walk out of the contract with all your deposits refunded.

Im about to househack a duplex where basement is shared and one outlet for washer and dryer.

Issues like peeling paint, broken windows, outlets/light switches uncovered would not pass inspection. 

You seem to get that and are willing to do the work which is important in this business.As you grow, you will have to do less and less of the work because you will be able to absorb these budget increases for unexpected things. 

Might also want to consider having a reserve fund for the rental upfront (ie. 4-6 months mortgage payments- or a dollar amount that would help you sleep better at night in case something unexpected comes up).