The ARV is 165 - 175k in a neighborhood where no properties in this price range stay on the market very long.

I live in Miami , and am looking to find single family home in B or C neighborhoods in Tampa Bay area, range 120 to 160 that will meet 1% rule.

These are weekly beachfront rentals ranging from $200 per week up to $8000 per week for the larger properties.  

., There are some good ones I have seen in the $250,000 range for a single family home.

Work on rate later, since the market will fluctuate anyways, since lenders are typically in the same range based on market, and because you need the advice.  

I live in a flood zone, and the range in cost is huge between companies. 

If tenant wants to pay and stay, they need to pay everything owed including late fees, non-sufficient fund charges from the bank, and the eviction filing costs.You can stop issues like this by only accepting certified funds after the rent is late.

They're all fairly large cities and as such will have areas that range the full spectrum from A-D.

Thanks, Stilll determining my rehab budget but I expect to be in the range of $195 to $215k.

2:  Is it unwise to go for properties at a 20%-23% of ARV - repairs range?