Realtor has a decent "recently sold" filter that is helpful also for running your own comps if you don't want to bother your agent.I'm a fan of doing it this way and manually in the beginning because you really learn the math and how different levers that you pull effect the outcome of the returns calculations.   

Are there $40 ceiling fans?

Getting worked up, worrying about things you cannot change, and saying something bad is only going to fan some flame to spread and make things worse.

I'm a big fan of condo converting small multifamily properties.

As a lending instructor and BRRRR Strategy Fan , Investor myself using the strategy.

Just IMO - I'm not a fan. 

I am a fan of NoHo.

I'm a big fan of a home equity line of credit. 

The question I’m essentially asking myself is whether or not I want to be a hero and put the burden solely on myself/my existing reserves if things get much worse and be “too scared” to sign documents with some strong, yet ambiguous, language, or do I want to put my big boy pants on, take it in good faith, use it for its purpose, and be glad I have it if you know what really hits the fan even worse?  

Another way is to put a conventional loan on it (assuming the property will qualify), and then use a personal loan for the rehab (not really a fan of this, but it could work).