The mortgage would prob fall around 1600-2000 range.

Any competitive DSCR program is going to be in the 90-day seasoning range for allowing a refinance based on the newly appraised value.Your 9-month seasoning should not be an issue, barring an extremely unique situation (like inheriting a property or having it gifted to you).------------------------------------• 0-6 Months (Delayed Purchase, no Rehab completed) - up to 80% of purchase price• 6+ Months (Cash-Out Refinance, no Rehab completed) - up to 75% of appraised value• 0-3 Months (Cash-out refi, Rehab completed) - 75% of appraised value [good rates]• 3-6 Months (Cash-out refi, Rehab completed) - 75% of appraised value [best rates]

Depending on the price range we generally offer $2,500 towards cost/buydowns for a preferred builder partners but our partners generally match that if not greater than. 

It seems there are a few other parts of Jacksonville with similar budget range and that could be viable, anything near the beach is definitely out of the question with my budget. 

My property tax rate is 2.70% I have a great tenant so I haven't done large increases (like $150 or $200) since I don't want a unit turn but I'm in the market rate range.

The Numbers:We specialize in single-family rental homes in the $160-250k range, with an average price of $170k-$190k.

@Gregory Schwartz rates are above 7% now, so not a stretch to see them staying in a 6.5% to 7% range next year.

Property details: 3 bed 2 bath both sides with attached garages, aluminum siding, copper plumbing, 1972 construction, separately metered, all electric water heater, range, dryer, public water and public sewer on a slab foundation in a great school district right next to brand new construction everywhere.

And what is the usual fee range? 

If you are borrowing for renovations, you will likely have a draw fee in the $100-300 range per draw.Selling costs: biggest one is commissions.