Large sponsors have multiple offerings open at a time so investors can choose a property type that fits their goals.

There are multiple billion dollar companies dumping money into the city, such as Intel, Google, and Amazon.I'd be happy to share some areas where you'll see the most cash-flow.

You can also partner up as well/have multiple people on the loan for down payment purposes!

If done right, a well purchased flip will have multiple exits.

People have provided you with multiple options.

9) adding multiple ADUs or adding an ADU to a quad looses F/F conventional financing.

If multiple people chose another house for the same reason or avoided yours for the same reason, maybe you can pivot a little to prevent that issue being a factor for future prospective renters. 

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland ) When you think about reserves - do you consider it a multiple of the monthly rent?

Multiple asks muddy the waters and make people feel as if you are nickel and diming them which you are.   

You can read a book and multiple books, but unless you are out there doing it (I.e. getting bids and getting contractors to truly get you an exact estimate) you will be far off from the numbers you want and may even lose money on the flip/rehab.The best advice I would suggest in my experience is that you should get into the line of work by either partnering with someone or working with someone on some projects prior to going into a flip on your own.