So in that a much lower rate of return is acceptable given the safety and certainty level of things. 

I recommend getting a few quotes and choosing one that is right for your financing strategy. if you are trying to get fix and flip money there is a wide disparity in rates and charges.

Owner-occupied commercial properties generally get better interest rates and terms when compared to pure investment properties. 

However, prices for a comparable 5-bedroom home in Washington are significantly higher, likely around $1.5M or more, which would mean taking on a new 30-year mortgage with 6+% interest rate and limiting new investment opportunities.2.

Market insights and understanding the rental rates in the neighborhood.

Now he has sold the company and is more of a flat rate charge based loosely on how long it takes him to prepare the return.

I heard the rental rate wasn't doing that well in the Huntsville market, do to the new construction.

The house is a new construction in a Class C neighborhood.The tenants pay late rate ~50% of time, they damaged part of the garage, they have people not of the lease living there, and they leave trash in the yard.Part of me wants to keep these tenants because:-They do pay eventually-I don't want vacancy-The turnover costs could/will be high-How much more damage could they do?

I don't think your first property needs to be perfect, but doing the work in advance gives you the possibility of refi (in a good rate environment) or more equity on a HELOC.

Refinancing: If the lender doesn’t approve, refinancing under the LLC might be required, but LLC loans typically come with stricter terms and higher rates.3.