Cory -   it doesnt  sound like you will need  this extra income for  qualifying so no need to wait  fyi  if your hours  will be  guaranteed and stable   , then the  higher income  should be usable ...if the  hours  are not guaranteed (  eg.. overtime ….seasonal …..not consistent ) , then  likely to not be usable Going FHA is not that  wise  as  the  FHA mortgage insurance is permanent and wont be able to  be eliminated  unless you refinance the loan plus you will have a  large upfront mortgage insurance that you have to pay at closing  ….consider using  a conventional  loan  as the mortgage insurance will  be able to drop off or be eliminated in the  future

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

For appraisal your comps are the same sqft as your neighbor, but with an extra bedroom, so I wouldn't expect it to add much unfortunately. make sure you or someone is at the property to talk to the appraiser.

I can explain the process I use locally in detail from the MLS to auctions to real estate agents, brokers, rehab cost, comps etc.

I am simply looking to advice I have a previous post where I outlined some of the details there. 

You can probably even find a book that addresses the process in more detail.

As well as pull some extra for improvements to the property, depending on the equity (which I know is there otherwise I wouldn’t be looking at this property)Am I missing anything?

they take a conservative approach but will give you details you would run into any issues. 

DOS - The transfer most likely will trigger the Due on Sale clause (DOS) - a detailed resource on Due on Sale you might want to read is: the-truth-about-getting-around-due-on-sale-clausesAlso, these threads might be worth reading:386043-bank-called-my-due-on-sale-clause183825-due-on-sale-clause-was-called-by-bank232247-due-on-sale-clauseThen, if you choose to proceed, at least you'll know what you getting into.

Traditional, flipping a home in Historic Preservation Zones (HPZ), can come with great difficulty as these neighborhoods come with an extra set up rules and regulations to ensure that the “historical aspects” are well persevered.