I had a potential tenant also just offer to pay through January - she is getting a bonus from work, and wants to enjoy the thought of not having rent for the next 6 months. 

That means your tenant is paying the mortgage/tax.ins for you...and, you get a bonus of $1800/year to do with as you please (as long as you don't put it towards the mortgage...which would put you right back where you are now...on.y worse).

Wether intentional or not, that's where people get in trouble. 3 times tent, check (bonus points if more)no felonies, checkpast landlord reference ( with two questions) were they a tenant between x and y?

If we really boil it down to the nuts and bolts of it, price (in a normal market) would have likely taken a dip but the real impact will be all the people who are bonused and overcompensated being cut from those companies.

My Ask: I've included my train of though on each of the rehab categories below.

The closest to "Dead time" I have is here on BP which I justify under the "study" category since I learn a lot here. ;)But if you want a "Yes", come to me with a nice property you have or are about to have on contract and want a loan on.

Until the market corrects itself, consider that bonus profit.

My final thought would be to always, always, always include a miscellaneous category expense.

I put this in the pro category because for most people less risk is more appropriate. 

I bought a homepath property in 2018 for 247k and the bank had installed two fancy new split unit acs and heaters in the bonus room.