I’d suggest minor value add components.

These days, you may have a hard time finding a mother-in-law apartment, but you can find a finished basement that you can add those components later.Yes, this market is extremely competitive.

You'll want to find a brokerage that compliments your personality, aligns with your goals and has the ability (personnel, education, tools and systems) to help you build a successful foundation in your early career.

Even if your property is fully renovated, every major component is getting one year closer to replacement.

But my guess is your questions are very specific, and not aligned with the goals of most mentors here. 

I didn't include the ARV component which is a huge miss on my end.  

If you can create a solution that aligns with both then great!

We did get one quote from a local bank which aligned with your example, a 20 year with a variable rate.

Figure out where they are coming from, and determine if there is alignment in the living situation moving forward.

Go with the book aligned to strategy.Perhaps the track record of the author too counts for something.At the same time there is probably no one book that will tell you all.You have to buy and read several books to get a general idea of what you would like to learn