My challenge is that I have a relationship with a Realtor who knows the area and specializes in new home sales. 

If your are getting the same rents as the area, but YOU think some "sprucing up" will make your place show better, then DON'T remodel.The issue you are facing will be low DTI ratio and high credit utilization.

Most investors are primarily concerned with the person, then the deal.The challenge is that you are working under a challenging restraint.

In the notice notate the non-approved pet is in violation of the lease and must be removed from the property for safety reasons.Once the leak is repaired I would send a 7 day notice to remove the pet permanently or face eviction. 

Interacting face to face will help tremendously with forming those critical relationships to aid your progress.

Because they dont want to face an ethics complaint.

I wonder if that wholesaler would be as adamant if faced with you turning them in.

I'm no expert on borrowing, but maybe look into a different product like Fannie Home Ready or conventional with 2% more down.I became a seller-financing master because of what you're facing.

I have a few years of carpentry experience, but I think I would like the challenge!

The parents tend to only own them for 2-4 years, then sell when their kids graduate.The big challenge is most of them are bought in cash, so unless you come in at full ask or above, you probably won’t get one.