It's great you already have the location, price range, and funding source! 

I have 9 single family homes ranging in price from just 65,000 to 430,000 and I know that most specialists would say not to pay for a cost segregation study as the values of these homes are under a certain threshold (have heard anywhere from at least 500k - 1m). 

Pittsburgh has great investment potential, especially with ARVs in the range you’re targeting.

I've sold dozens of homes during the so-called Eligible Date Range, but figure any payout will be peanuts after all the lawyers get their take from the top. 

also noting most people arent' aware but the credit score run by a mortgage lender and say a general lender like a bank are actually going to be different scores (and likely slightly different ranges) - with some greater weights on mortgage debt for the mortgage lender Credit Bureau settings

It sits in the $8,900 range at the moment.

My guess is in that price range and limited window, you will not make enough additional appreciation to make renting it out make sense, so unless you planned on keeping it forever as a rental you are probably best off selling and cashing out.

In real estate, it is really about your cash on cash return, so the least amount of money you put into the deal, the better.What would come out of pocket at that point would be the difference in down payment, which in this price range tends to be limited.

Our guests have ranged from newly hired UNR football coaches relocating their families to individuals traveling for medical care, couples on ski leases for Mt.

Also, try to find similar rental units in the same neighborhood to compare to so you have more of a rent range/conservative approach.