I had a few questions and would appreciate any advice in general.Strategy / Goal: BRRRR but no major rehab at first to lower the risk.

If they have a good interest rate it might be worth looking to see if you could assume their loan to take advantage of the lower rate.  

The rates will be lower and will allow you to maximize profits.

My mark up is always lower than the direct lender because I don't spend money advertising during the Super Bowl or buying a private jet for my CEO, and we don't have layers of management we need to pay.

Rented in Feb 2024, Lower cash flow than expected.

But occasionally we have issues and tenants need to be asked to leave or just decide to disappear in the middle of winter and it sucks.The worst part is I find the quality of tenant interested or willing to move this time of year isn't the greatest either - often times there is a reason they have to move right now since most landlords don't like ending leases this time of year.Either lower your rent or just hang in there.

Make the place nicer or lower the price to get bargain shoppers. 

They are often located in lower-income neighborhoods and may need maintenance or renovations.

I used Roofstock to sell one of my rental properties in TX as their sales commission is lower than going through traditional sales channels. 

In this case, your monthly payment with 20% down will have a good MARKET rate if your DTI works with a much lower month payment and no mortgage insurance(MI).