If you had eyes on the property and have a good idea on all this you can hit the HML for all the costs and take draws after the initial acquisition to do the rehab for the rest of the amount.

If you're going to do that and want cash flow, you'll very likely need to at least make some cosmetic improvements to the units to raise the rents and then manage efficiently.

After securing a deal, your focus will shift to closing, finding tenants, and setting up efficient management.If you haven’t already, building relationships with local agents, contractors, and property managers in PA can save you a lot of time and hassle

If not, then serve the non-renewal and prepare to turn the unit as efficiently as possible to reduce costs and vacancy.

So, those who have been hit with there financing adjusting to triple and quadruple the money cost, slingshotted from life in the green to being deep in the red.

Might have hit it during a maintenance or something 

You've hit it on the head for how I do it for the most part.

What I hear from a lot of potential investors is that I just want a property that hits all the numbers I've read about in a book or heard about in a seminar.

If one of those people doesn't pay or they move out, you're taking a hefty hit on your cash flow for sure. 

While it’s not impossible to close in mid December and still meet all requirements of the STR loophole, it will be extremely difficult due to the nature of hitting 150 hours, having it rented for 15 days or greater and having the avg stay be no greater than 7 days and not a decimal more.