FHA's last guideline press release was put out a few days ago and has to do with 3rd party reports. 

I mostly do subway tile or if I am pressed for time I get a three piece enclosure.

As PM's we have a fiduciary duty to our clients and pressing them to do under-market rents so we can easier, quicker, more simply lease a property is a violation, COMPLETE violation of that duty.

When in doubt, charge the tenant and see what happens - with the understanding that if you choose to press it, the tenant may stop paying, escrow their rent, etc and force you to start eviction and then defending your charge to a judge. 

Cash for keys, a lease violation or selling is the safest bet if your pressed for time. 

With no experience you'd be pressed to get it done at all but if you have good credit and liquidity I would say your max leverage would be a total loan amount (purchase + rehab) of 65% of the ARV. which would shake out to be like max 80% of purchase and 100% of rehab costs. 

I would try to press your custodian on who they know that offer these services, we use the same rule that's common with attorneys we can't make recommendations but we do have a list of companies that our clients have worked with before, see if that gets you anything.Like I said from my experience most of these national services are looking at getting you to put money up for education or information etc.

I've just read negative press here on biggerpockets & heard from different agents/investors that this particular village I bought from is tough.Now that I have digged into the village (their website & speaking to an electrician who just dealt w/ them), they actually aren't that bad.

However you would be hard pressed to find any areas that are not in somewhat close distance to LIRR anyway.

This highlights the FLAW of pressing on perpetual leverage and debt use, cashing "more" vs end goals. yes, the more looks good on paper but in reality, 4 vs 20 is a better quality of life.