Debt to Income sounds like your biggest inhibitor, therefore, get started decreasing debt and increasing income.

The trust rates were reduced slightly with the 2017 tax law, but not nearly as much as the corporate rates.2018 Estate and Trust Income Tax RatesIf taxable income is:                                The tax is:Not over $2,550                                       10% of taxable incomeOver $2,550 but not over $9,150          $255 plus 24% of the excess over $2,550Over $9,150 but not over $12,500        $1,839 plus 35% of the excess over $9,150Over $12,500                                            $3,011.50 plus 37% of the excess over $12,500Because of the new corporate tax rates, the use of a UBIT Blocker corporation may now make sense for those investors wishing to regularly engage in UBIT exposed activities such as house flipping. 

Also, the online banks are generally the first to increase their rates after the Fed announces. 

Another version of this is to go to lumber yard and talk to some of the account reps and see who's in good standing and go from there.Ideally though, hard to beat referrals from people with the same or similar standards as you... this way you increase the chances of success vs starting form scratch. 

I just recently added Someway and VRBO as listing channels but have not yet optimized completely to increase income and to limit time requirement.I would recommend that you calla few property management companies that handle rentals in your area, have them provide furnished rental comps and expenses.  

What did you do to increase the value of your potential house before the appraiser walks through? 

All of that increases the bases an will reduce gain.

I keep contemplating whether of not its smarter to keep or sell with such a high HOA that will only increase.

I will probably have to increase my money up front to cover additional rehab costs.  

That way, you know your chances of closing a deal have increased significantly.Happy to help you further.