The 1% rule is best only used as a quick and dirty evaluation used to pick which property you plan on running additonal calculations on.

I have some upcoming repairs needed that outweigh the Homestead Exemption and plan to make my primary home a long term rental in the next 7 years but the repairs can’t wait.  

See below:Survey (8-10 weeks) Request Permit Prints from Design Team (4-6 weeks) Site Plan and Septic Design from Design Engineers. (6-8 weeks) Need survey back to start designs as this is site specific Energy Docs (1-2 weeks) Need plans from Design Team to make request.

They can offer valuable insights into the local market, potential rental yields, and specific considerations for a rehab project like the one you're planning.

I'm in the market for entity config and tax planning/prep.

I plan to put a $600 utility cap in the lease.

Charges for marketing pics, 3-D Tours, Floor plans?

However, weighing your options and performing due diligence carefully based on your specific circumstances, the property's potential, and your long-term goals.

You will also provide the whole amount if you plan on repaying the loan in full beforehand.  

Quote from @Patrick OHalleran: Hi David - I used HallCPA for a Consulting engagement (about $5k) and found the tax planning support to be very helpful.