Even if OP can complete a purchase in Cleveland with $23K, aside from valid concerns others noted about reserves, is the risky asset in a distant market really the best place to invest?

Or it could be that the recipient inadvertently dropped the email (it happens).But if two-way communication has been established and you’ve found that the sponsor is consistently slow to respond, that would be cause for concern.  

If the comps pulled are selling between 280-290k and are very similar, should I be concerned with the end goal of this deal? 

I'm strictly concerned with ROI and how it looks to potential buyers.

If all else take your concerns to yelp and social media. 

Another concern is the shower in the basement is also very small so I don't know if that would deter potential guests.

most bankers are standoffish ;-)yes, the HML/PML will be higher cost, but my concern for you is the banker knows he can't do your deal, but will string you along for a while, ask for additional information that takes you time (and maybe cost) to put together and he ends up either ghosting you or taking 6 months to tell you no.I could be wrong and you may be dealing with a "unicorn" banker, but I believe a HML/PML that knows construction in your market will be easier to work with, actually close your deal, and end up "saving" you money in the long-term...just my 3 cents - even inflation has increased this!

They aren't too concerned with the type of transaction (traditional homebuyer/seller or investment).

Both of them are extremely knowledgeable, the course content is thorough, and most of all affordable for a beginner. 

I am 100% against prenuptial agreements.If someone is concerned about losing their investments, they should be careful who they marry.