Since you just starting to rent it out I would include the down payment and any major repairs you have done.

Then you can at least see if there is any major variance in pricing.

However, after you get some experience, you probably want to get a Private Lender since this will allow you to keep the majority of the profits.

However, it is an old home and you are thinking about major cosmetic upgrades too.    

Our first accepted offer was a 320 unit deal that we contracted, put up non-refundable (yeah, I know) earnest money, and thought we had our financing and money in place to do the deal.  2 weeks before closing a major (several million) partner pulled out leaving us short of the funds needed to close. 

The major fires that burned hundreds of homes in Redding, and over a thousand in Paradise put a huge demand on  housing.

But enough to make to do all the cosmetics along with a few major items like HVAC, appliances, etc.

But I believe for the majority of mom and pop landlords, it's not worth offering a concession.

Until that happens, enjoy major cash flow. 

Dan your market/assets/tenants are on a totally different level than a good majority of the rest of the country.