I was asking a manager in a meetup and he actually said tenant quality increased because a lot of people who were foreclosed on were now renters.

I'm skewed towards avoiding a turn and capex output when the tenant is high quality. 

If you really want a quality rental, stop using the ESA at all.

Assuming my personal debt to credit is extremely good (780 credit score, 50K savings, high income with low expenses)  Talk to a lender first your 780 could drop bc of the outstanding and available cc debt. 

A couple issues you'll run in to trying a BRRRR in Tampa:- finding a quality contractor right now that has availability (supply chain is only an issue on certain materials such as shingles, windows, and other items but it does not affect every reno equally)- finding a deal that cash flows (or breaks even) once you refi.

All your concerns about debt will not be of consequence with this type of loan provided you don't have outstanding judgements, tax liens (maybe your IRS situation, but mostly property taxes), or bankruptcies, foreclosures, short-sales, etc... 

A GC will typically have a google folder with photos to update you on progress but nothing beats physical quality control inspections.

It is highly unlikely that you'd be able to FHA with an outstanding 3F on your debt sheet right now. 

We canceled.Given the, shall we say, "Oversight" of building a garage over the septic area--what other low-quality (homemade) cobbled up mess awaits your surprise findings.[1] I wonder if they will condemn the house re the Septic issue?

High quantity of responses doesn't mean quality.