What they want is a proof of funds, a plan, and a buy box.

That does not work and is only for experienced renovators who know their buy box and know they will always go to the studs and redo everything.Just get out in the field, see every dump on the market, take sneak photos to show to a contractor, and get some investor and contractor friends who will be in the ballpark on the costs.

My architech is amazing at what she does and have high hopes that we will be able to have something that can fit into the box. 

You can turn off water service at the B-box (buffalo box) outside of the property.

If Indy has direct options and Knoxville is connecting, that would be another check in the Indy box, assuming friends would actually be helpful.But as others have stated, BRRRs are basically buying a flip and turning into a long-term rental.

Let me ask you this way.When was the last time you planted your butt next to the mail box when you got bitten by a rattlesnake hoping some doctor would send you a mailer on what to do when you get bitten by a rattlesnake?

Sounds like you've got a good buy box and plan, executing is the hard part!

I'll just need 2" screws to reach the old J-boxes in the ceiling for the trimouts. 

I've seen other investors buy out of the box short term rentals before.

I would like to get a "Line Of Credit" and pay off my investor because I need get the AC replaced and Electrical Breaker box updated.