Taxes are paid in the same year, not in arrears, so you'll need more money at closing to cover what the sellers have already paid.- 1% transfer fee when buying property paid for by the buyer.- Inheritance tax. 

If something happened where you need a new roof, how would you cover that cost?

All expenses are covered by the rent and I have a good cash flow.

Cover your back.

There's a 1 year manufacturer warranty (I just had a dishwasher repair covered by that). 

Having enough available credit, solely on credit cards, to cover the whole job seems out of reach to someone like me. 

You can tell if you are going to need cosmetics from the pictures but system replacements will be harder to predict.

If the property cash flows well enough to cover the lenders debt service coverage ratio, and you have adequate liquidity, you should be able to qualify.

I was going to just request a HML for just the purchase vs. the 70% ARV, as I can cover the entire rehab with my own funds but the cost difference does not seem to be worth putting up the extra $17,000.

You covered various topics which need in-depth discussion to understand.