We just closed on our first BRRRR and we bought for $45k (got a price reduction from $50k right before closing due to a delay) and we plan to put $30k into the rehab and then rent it, then, refinance and pull all our cash.

A .6% rate reduction is my minimum , so I'd at least consider the 15. 

Back on market properties every day on a hot sheet is a key focus so you can find all the deals that just fell out because of inspection issues (usually comes with a price reduction and an acknowledgment of what just happened because they know the new buyer will find it) or because of failed mortgage contingencies (these are the best because they are closer to closing and need to close so you can just hop into the deal that had and close quickly). 

Online applications may not carry the same weight as someone who has seen it but you never know what people's circumstances are - maybe they are relocating or ???

Wood may cost more, but with added weight and proper methods to secure, it could be far more stable. 

If you have a good tenant, they are worth their weight in gold, and I do not think you should raise them all the way to market every year. 

...mine include a 10% reduction on rent to account for this.

You should not be thinking about upgrading your properties as a tax reduction strategy.

Thisdoes not factor in “Value Add” potential such as any extra land,potential increase in rental rates, operating cost reductions, etc.The $116/sf salestands about $20/sf above the high end.

Some lenders would even allow for you to apply any additional seller credits towards principal loan balance reduction (which can provide you with significant amount savings in interest over the life of the loan).Hope this helps.