Here is what I learned:A great deal spread will trump any expensive lending termsYou need to be liquid, a lot more than you thinkGetting the exit you want will depend on the finishes in the house because all those ARVs you looked up had very nice finishes I'm sure. 

I originally posted that I wanted to do some house hacking.

I did learn, however, and I flipped a house successfully. 

I house hacked a property that has 9.4 acres, and has a duplex and single family home on the property.

I’m a small landlord with only 2 houses.

The house has an ADU, we would live in it, and rent out the main house (3 bed/2 bath). 

Always funny hearing statements about the "bubble" popping and house markets crashing, etc.

I'd also add when talking to their landlord to make a deliberate error with the house number or street name. 

But then you can not house hack, lenders will not want you in there. 

No use having them take the discounted year long lease and then just leaving anyway in a month or two. .