I've narrowed down the best return for my money in this market to a 2 bed/2 bath (with top tier amenities) - about 500 total 2/2 listings.I'm finding myself a bit stuck when analyzing why certain properties are making so much higher than the average listings when they seem to have very similar locations, amenities, style, flow of home, beds/# of people they sleep, reviews, number of reviews, etc.

Could these waits be mitigated by going the hard/private money route?

I put on a duplex I had there and got 6 offers so I know the market is robust.. there currently.. contact me privately if interested .  

Roof lines, window styles, and masonry/siding all play into this natural flow, and the biggest mistake you can make when designing your flips is not following the flow that is already present!

You should consider private money!

You could put seller financing on second position and get financing for the first and do a 90% CLTV.I don't think any lender (unless private) will let you put nothing down.

And they'll want you to pay off the loan pretty soon (and usually will you as the rate will probably be higher than banks) so there's that too.For this reason, we definitely prefer private lenders as they will (if you've built trust with them) often lend on the rehab too.

It's not difficult (shouldn't take long) to get flood insurance quotes (NFIP & private) if you work with a good agent.

If you’ve been affected, please comment below, and we’ll find a way to connect privately to discuss next steps. 

I know in Philadelphia if I had a 2 BR house it would be viewed favorably by tenants who are seeking 2 BR living situations because most inventory will be apartment style living and for this reason would achieve a rent premium.