The loan often has two components: (1) purchase and (2) renovation where the latter is usually funded through reimbursement.As an FYI, lenders usually require the property be non-owner occupied.

I recently took over the management of the rentals and a couple of months later the tenants in one of my units decided to move out.

Yes usually they only respond or reach out to you via email if they are actively trying to place someone in your area.  

There is also a large Victorian Home in the historic district (in city limits) that would be a possibility because it's more space and closer to Downtown but still a desirable neighborhood.

My new appraisal was lower than expected.

I would only be guessing, and I'm usually wrong when I do that.

Someone coming for usually 30-90 days from out of town doesn't want to go through the hassle of figuring out who the providers are, starting service, stopping service, etc.

It raised a couple of questions in my mind about the risks of wholesaling, namely the implications in the event that you assign a contract and the buyer backs out.It seems to me that Paid at Assignment would both:Result in committed assignees, otherwise they would risk losing the money they paid the assignor, andProvide the assignor with a significant cash cushion against breach of contract if they cannot locate another buyer prior to closing, and ultimately decide to cancel the contract with the property owner.But this raises another question. 

We screen heavy and our tenants usually make great income, no criminal history’s, and are great tenants.

Talking to friends and reading local FB forums, there seems to be a severe housing shortage for rentals, prices seem much higher than in the past, and the market is very competitive.