I don't see myself having the shop forever, so fingers crossed it's profitable and then when I'm done or the revenue shifts the other way I can renovate and refinance at that time.

The market is changing quickly in many areas . . . . the ARV you are looking at may not be what you find you will get if the pool of buyers shrink and the number of properties shifts from a sellers market to a buyers market. 

I think my focus (aside from continuing to research/analyze properties) definitely needs to shift a little to getting better lead generation for off market opportunities.

Recently Intuit seems to have decided to shift everything to web-based subscriptions.

Although we are experiencing a market shift at the moment, we're really only seeing properties sit a few weeks longer on the MLS (remember 30-45 days was typical before 2022).

Maybe when if the market shifts I might loosen up on the requirements, but I have those requirements in place for a reason.

As a brand new soon-to-be investor, and with so much shifting and uncertainty in the housing market, I'd like to use this time to significantly 10x my learning.  

Make sure you have amenities that a traveling provider who might be working night shifts would want like access to good coffee and black out shades. 4) check out your competition on Zillow and furnished finder and make sure your rental stands out and offer some unique amenities.  

I have been considering getting my GC for a while, and that's an easy 30+ jobs of various scales throughout the year.I think it could be a win-win for both my clients and myself, whereas I can offer those looking for investments in the area assistance in finding the properties and seeing through the renovations all in one seamless process.

@Bill Brandt if you were replying to me, a landlord policy is a homeowners policy just with shifted coverage allowances.