Are either of these areas far enough away to not have too much headache factor associated?

Mold remediation is not cheap and I'm sure there is at least one hidden surprise you would uncover if you did this deal, so be sure to add a 10% overage factor for whatever your contractor friend estimates. 

As a commercial property manager, I've obtained many quotes to paint parking stripes and each stripe is typically $5-8/each once you factor in labor.

most people will look at square footage, number of bedrooms, cap rate, any necessary repairs, and of course the biggest factor location.

Well I guess that more so would depend on a few different factors such as the condition of the house, rehab costs, the relocation costs, new comps of new neighborhood, any permits that have to be acquired and probably several other factors I'm unaware of. 

When fix n flipping you have unknowns, "fudge factor" you have to account for.

There are a number of different factors at play here.  

I have factored PM into my numbers, it just somehow missed my list.

-you need to consider disposition of asset, exit cap rates and valuation at key points like refi (if that is part of your strategy) and end of loan term Overall, I would say that all of the above needs to be put into a MF underwriting model as there are a lot of factors missing that will blow this investment up (in a bad way).

It is strictly a risk factor.