Local investor focused realtors will have multiple referrals for you to check out and interview.

People have provided you with multiple options.

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?

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

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

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. 

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

When investing in real estate, having multiple exit strategies is key.For a single investment property, make sure the numbers work for both scenarios: 1️) If you decide to sell the home, the deal should produce a solid return. 2️) If you need to rent it out, the rental income should cover expenses and provide a profit.Flexibility is what saves you when things don’t turn out as planned.

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

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.