I wanted to see what markets have both a relatively high rent-to-price ratio and high appreciation.

Flipping on a land lease with high HOA fees = challenges that could impact profitability. $700/month HOA fee may deter buyers, elongating your resale timeline, and could push your ARV closer to the lower end of your range.

I went high on the expenses, which came to roughly over $20K. assuming 1 unit to be vacant per year (83.3% occupancy).

Florida’s high turnover in STRs means cleaning services are always in demand, while Texas’s suburban sprawl could keep a landscaping business busy year-round.

After high school, I pursued a career in the military, where I proudly served for seven years.

The new design takes the home from a 3 bed, 2 bath to a 4 bed, 3 bath, 2,400 sq ft rambler on a large lot in highly desired area.

LLC's are still the way to go but yes you can't tap into owner occupied mortgage tools such as HELOC's or high leverage.

For higher priced properties the 70% rule gives you too high of a profit and your offer won’t be competitive. 

Keep in mind you will be selling to an investor so the pricing won't be a high as a vacant property.

I'm in Kansas City so I can't say for sure but I would highly doubt they'd raise any alarm bells.