The main fire damage was contained to the living room, and the fire department removed the drywall from the ceilings but otherwise, everything seems to be reparable.We plan on using a hard money lender for the deal, which funds up to 75% LTV of the ARV.

This would allow you to build 2nd story on standard height structure, but not a structure with 10’ ceilings.  

This was a new ceiling fan, paint, and some furniture from Wayfair/FB Marketplace. 

Also, this appraisal is being done also subject to the following repairs to bring this to C4 condition: Roof, Stucco on exterior, back porch ceiling, and flooring in the kitchen area”.But the lender can’t get the buyer approved unless the seller takes care of the repairs first.

I think that they mirror as parallel’s with different dynamics (eg OKC has a pro sports team, tulsa has tons of  arts and music) but I also feel like they both have a ceiling of expectation.

Since it isn't attached to the ceiling it will be unstable using nails... and still unstable if you screw perpendicular into end grain.

Even highly paid individuals such doctors/lawyers/etc eventually hit their DTI ceiling as they scale.I have clients that still can qualify for conventional financing with their W2 but go the DSCR route to protect their DTI for financing items in their personal lives such as true second vacation homes, cars, boats, primary home, etc. and also to avoid the underwriting hassle that comes with the stringent process of conventional financing.

.- Presence of water damage in the ceiling, around windows, in basement.

Also, normally you would not need to paint ceilings in just two years.

Allow it to dry, touch up any spots that need it and repaint with ceiling paint.The TSP option will wind up pulling your ceiling off anyway so I have not used TSP on ceilings - walls yes or ceilings that are drywall or plaster but not texture.