Considering we haven't locked down a market yet (debating between Shenandoah or Blue Ridge) would it make more sense to put a set amount in an account for the down payment or bring them a deal first?

If your putting in new cabinets you can adjust the layout to accommodate your dishwasher

My thought was to rather put this into a small LTR .

Thus, don’t be surprised if your rehab estimate is 15% x $800k = $120k.Agent sales commission at 4% of ARV = $32kAssuming you put 20% down, a 6-month HML at 11% plus 2 points will cost $36k.

I have two people in one unit who have told me they prefer to put ALL their clothes in one big cycle at the laundromat and simply pay $8-10 for the wash and a couple dollars for the dry so they only have to do one load and spend only an hour and 15 minutes doing it as opposed to 4-5 hours for multiple loads in my cheaper machine.

AKA it is a way to access some of the money you've put into your home while also making sure you can still afford your mortgage payments and other debts.You will need a renter in place as rental income is apart of the calculations when underwriting these loans in addition to the other factors you mentioned like monthly housing expenses (PITIA: principle, interest, taxes, insurance, assocaited fees ARV, debt outstanding.

We put $125/month into an escrow account for each single family rental we have.  

Or put it into crypto or something if you want to play the high-risk/high-reward game.

Rest, let the dust settle, and put the cash flow into savings. 

The only true way to price new construction is to design the basic plan, then price all the finishes from the least expensive to the most expensive options you would put in.