It take more than 115k for a full gut reno on 1000sqft in philly. lol

My project is expected to exit this year and it appears that will happen as expected and in line with projections or maybe a little better.

It will be remote, but since you live there now, you probably already have connections who either already know the house or local friends to find you good people to service things as needed.  

Their services increase the odds of tenants renewing and staying longer.Handling Evictions & Problem Tenants: A good PM handles problems quickly and efficiently.

More bonus points if it could look back at the borrower's track record and predict how they will do on a particular type of rehab?

One of the things I learned early is that the margins on a deal need to be substantial. 

We see too many posters turn angry when they don’t receive the answer they want…….Here’s my bottom line.  

With proactive planning, they should be able to close on replacement properties within the 180-day period.

Based on your situation, you will likely need to recapture the depreciation when you convert the property from a rental (STR) to your primary residence in 2025. 

I worked exclusively in STVR property management on the island and currently work in long-term property management servicing the West Metro (Minneapolis).