Here are two items from mine that deal with your issues:14.

Since you're rehabbing a property, I would not expect your capex and maintenance items be that high, but if that makes you feel more confident, keep running your numbers as you see fit.

It's in a B+/A area and they are asking 375k (one side rents for 1,700, other for 1,500, but through forced appreciation I could raise it higher).My focus is a little different than traditional BRRRR. 

What's the bet that you're paying a much higher interest rate on that car loan (for what is essentially a consumable item) than if you'd bought it with proceeds from a HELOC on a property that you (could have) wisely bought first?

With the exception of my primary residence (which was my first solo buy) I've NEVER used a buyer's agent in the traditional sense.

Open houses and door knocking ( farming an area ) will lead to more traditional real estate transactions.

(2) What items to check during due diligence ?

You can still do asset-based financing (examples include hard money and private loans) if you can't secure traditional financing.

About a year ago, I became POA for my parents and took control over their traditional IRA, and at the same time, they moved to assisted living (AL).

(i.e. minimal kitchen cabinets, no dishwasher, older doors are ok, painting vs replacing items, etc)