So, I'm unsure you are arriving at the $1.1M valuation (if it is just asset valuation; as it doesn't seem like it is cash flow based).I'm not sure how much exact debt you are looking for (if you are refi'ing the partner buyout and want $320k, for the straight cash, or $570k, refi and construction, on top of it), but as most conventional lenders will want at least 1.2 DSCR, the amount you are looking for could be a stretch (as far as DSCR and begin able to service it) based upon current NOI. 

How do I arrive at my MAO if I have the ARV but do not know how much rehab is?

I'm just heading out that side at the end of the month and planning to do a House hack as well possibly through a FHA/203k or whichever with a few months of arriving and would love to connect and chat!

I want to educate myself deeply over next 6 months so I am ready to invest wisely when the downturn arrives.

You will also want to factor in a property management company to run your property before you arrive, so expect 7-10% of monthly rent to cover this expense.

I have to find something, we have orders and will arrive come hell or high water in June.

To be fair, I arrived a few minutes late, but from what I saw there wasn't much of a meet and greet component to it, more of just a presentation on a platform they were selling.I did get good learning and insights from the speakers who had an open QA where anyone could ask questions.

To make things more complicated, tax professionals haven't yet evidently arrived at a consensus for how to show it.

Lots of communication before hand, I have them call or text me as soon as they arrive, I send texts while they are there, Etc.....No problems so far.....knocking on wood......

The first one arrives before they’re done drinking their coffee.