Yes there are hard money lender that will lend up to 75% ARV and will finance the entire deal to include closing costs.The term is typically limited to 6 months and you will have to extend if you can’t exit within this time line.

The property would allow for some value add, making it a potential long term BRRRR. 

If it was a primary it would be different but HELOC's on investment properties have crazy terms and typically you're still capped at 75LTV. 

The higher price and only moderate school district rating could impact long-term appreciation compared to Plum Creek.1031 Exchange: As Dustin mentioned, you can diversify by acquiring multiple properties under a single 1031 exchange.

We get detailed reports monthly along with our direct deposit from them.

There are much better lenders out there with better rates, and terms. 

I have another one under remodeling that I plan to do as a short term rental (no experience yet, but this house is next door to my home).I have a dedicated website that I maintain myself where I publish the details, applications etc, also list it on zillow and do the screening through mysmartmove.

I've done these deals and we have been able to renegotiate price and terms late in the deal, all while my client's EMD is fully protected either based on an inspection period or based on lack of disclosure. 

Generally, maintenance supplies like paint are categorized as supplies, while light fixtures can sometimes be categorized as assets if they are permanently installed.Fencing, Lumber for deck remodel, Roof replacement: These are typically considered assets because they are substantial improvements to the property that enhance its value and longevity.In terms of tax implications, categorizing expenses correctly can impact how they are treated for depreciation or immediate expensing under tax laws.

Capital Gains:If your current rentals are cash-flowing and covering your mortgage, adding more properties that you can rehab and rent out or sell could significantly boost both your cash flow and equity positions.The decision might come down to whether you’re more interested in building long-term wealth through real estate or continuing to grow the IT business.