So I'm frustrated that I'm not moving forward due to fear of the unknown in the numbers.

There are too many unknowns so they don’t want to waste their time and they don’t know you.

@Kimberly Kim as others have mentioned, the increasing rates (and decreasing values) make flipping and BRRR'ing exponentially more difficult right now...I'm fairly experienced with RE investing, but I personally wouldn't attempt a flip or BRRRR at this time unless the numbers were just absolutely  bulletproof...and I wouldn't recommend a flip or BRRRR to any newbies right now because the viability of future refis and future values is a huge unknown at this time (and there are many indicators that rates will be higher, and values lower in the near future)...I'm not familiar with ARVs in your area, but your instinct that 375k may be too high could be correct...Where is that ARV number coming from?

And this already carries a lot of risk, because the outcome and timing of the probate proceedings is unknown, and Cousin Joe could show up out of the blue with a will that left the house to him and blow your plan out of the water. 

Somebody wanting to sue for you backing out of a bad deal or accusing you of selling them a property with defects like unknown termite damage).

Bottom line is real estate has a significant amount of risk in the US .. so choose your markets well.. make sure you have LOTS of reserves for the unknown.. other wise there are much safer investments out there frankly. 

Well, one of my concerns would be giving up the secure homebase for the unknown circumstance of becoming a tenant, and giving up the security of knowing how much your monthly housing expenses will be, control of where you live, how you live, what you can and can't do with your rental home, etc.

Then, once you've identified a handful of keywords that convert for you, go ahead with SEO, but stay on top of your provider that they stick with the plan for ranking on those keywords, not just the keywords they find easy to rank for (with unknown value). 

But not taking loss of rents means you can have an unknown retention.

My apprehension with single family homes are the unknown structural issues hiding inside/under the house.