I'm just about to complete an extensive rehab, which finally gives me a good read on my CapEx allowance and that is working out to be 20.6%. 

Some GCs are great at cosmetic rehabs, others can do extensive framing, etc. 

We remodeled this pretty extensively - new kitchen cabinetry, bathroom vanities, lighting.

All the money you save by having roomies pay your mortgage can be put towards your first STR purchase, which could come along a lot quicker than you realize.If you haven't already, read "Set for Life" by Scott Trench - he talks extensively about the benefits of house hacking as well as the basics of real estate in general. 

They let the raised bed garden turn into a wild weed park and added some odd stone extensions to the raised beds; we spent over 10 man hours on Sunday trying to rehab it (still not complete).

Sign a one-year extension at $XXXX and any other changes I want to make to the lease;2.

We have communicated extensively with the real estate agent/property manager and the buyer.

Wondering if anyone has executed a loan or extension backed by a pre-signed deed in lieu?

Roughly 85% of our rental contracts fulfill the initial 2-year lease and a vast majority extend for longer and 98% of our lease extensions include a higher rate.  

Seller is not wanting to give me an extension.