I'm based out of Louisville

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A common issue in the smokies log cabins is no caulking at the outside base of the tub/shower and along the bathroom base boards.

Then tell the agent to run comps for ARV based on updates you do.And you also said you can't afford to lose $20-30k, the most seasoned flippers/investors lose money all the time, and ultimately that is part of your education costs, hopefully you don't make any costly mistakes, but you have to run your numbers well enough to make sure there is some 'ooops' fund to help shield you from that.As for comps, typically, appraisers want them to be in the same neighborhood, within 15% same square footage, same # beds/baths and age.

contractors are busy and like to stay within a certain range so recommendations will be based on where you are.

@Leif Norris it is interesting, based on your post, the former owner lost it to tax sale at least once before. 

Competitive Strategy and Operations: How do you maintain operational competitiveness against larger chains like Wawa, especially in terms of pricing, service speed, and customer experience?

Definitely talk to a Florida based real estate lawyer if you are unsure what to do though, a quick phone call to one shouldn't cost you anything.

Uses the common rents on the 1007 rent schedule of the appraisal to approve based on rents.As long as you can show a .85% DSCR or above on rents to PITI your good to go on the approval.  

Any profit the investment receives is returned based on this percentage of ownership, and the IRA would be responsible for its percentage of any expense associated with the investment, too.