We did just cosmetic changes like changing the outlets, light switches, and ceiling fans.

The GC should have accounts at various cabinet stores, wholesale granite yards, flooring outlets etc to get you a certain level of quality and might get a discount. 

It needs a repipe to replace polybutylene pipes, plus some minor electrical work (install GFIs, and correct a reversed hot & neutral wires in one outlet), and a new AC handler.

Hey @Ryan Van Duyne,The short-term rental business comes with many unexpected fees.

I was planning to put properly wired outlets near a window in each room, so that the tenants could buy and use their own ACs.Talking to a local landlord, he suggested I put in central AC.  

Upon looking through all the work done it was clear the house was fully re-wired since all the outlets were updated from an old school 2 prong to a grounded outlet and recessed lighting was installed.

If you can't get the estoppel letters, then you may need to lower your offer price to account for some unexpected expenses down the road (i.e. like when the tenants claim they paid a security deposit when the seller told you they didn't, or when you have to pay the water even though the seller told you the tenants did, or when the tenants claim they pay a rent amount that is under what the seller told you, or when the tenants claim they're on a lease when the seller told you they are month-to-month, or any number of other things). 

The only ones I see are the ones that plug into outlets which seems like it is easy to mess with.

A savvy individual may be able to handle an ARM just fine, problem is, so many of the people that get into an ARM are not very financially literate.I'd venture to guess that a good chunk of the population can't even balance a checkbook, much less understand the ramifications of an ARM.This is a public forum and I has as much right to state my opinion as the next guy.I stand by what I said - with rates where they are today, an ARM has little relevance.That's my opinion, and it's worth what you paid for it - nothing.Have a great day.Edit to add:Regardless of the scenario, including all that you mentioned, unexpected things happen that can lock you into where you are - and if where you are happens to be an ARM, it can bite you.

Columbus is a top five appreciating city in the US with an unexpected mix of cash flow which is backed up by a population and job growth.