Job included inside work of leveling floors, installing flooring, paint walls, kitchen cabinets, etc in both units, as well as lay a new driveway, fence the back yard, provide attic fans, and install electric to the crawlspace to add lights and a sump pump.

Broken glass lantern by the pool, smoke detector hanging in hallway, broken ceiling light in the bedroom, face plates missing or missing screws.

I recommend starting with a turkey or light-value add deal first for any novice or intermediate investor investing out of state.

A single family house with a small HOA can still present a lot of risk, so tread lightly. 

Use your energy on something more meaningful.

Working with a good loan officer or mortgage broker can help you to get your file set up in a way that presents you in the best light to underwriters.

Do you need cash flow from it for income or will light to no cash flow work if you can groundswell appreciation on a good asset?

Rehab Scope:Cosmetic remodel: Painted the interior/exterior, updated the kitchen cabinets and countertops, and installed new flooring.Modernized fixtures: Replaced light fixtures, outlets, and switches throughout.Enhanced curb appeal: Painted the brick exterior, added landscaping, and modern black accents.Timeline: Completed the rehab in just 4 weeks to minimize holding costs.Strategic Upgrades: Focused on cost-effective improvements like vinyl flooring and fresh paint, wh What was the outcome?

Also, your transactional fees appear to be too light which only makes the profits more lean....$5k carrying costs between debt service, builder risk, general liability, taxes and insurance.....and $7K for the exit.

Furthermore, if you are working on refinancing sixth and investment properties at once, I would put all my focus and energy on working with one lender or one broker who can get you the best terms for cheaper cost all your business to one place typically when I see folks do they save a bit on processing these and origination fees.