I have signed for the exact same program last month but they eem to hire disrespectful Frat jocks as employees who insulted me a fee times and get mad at me.

or scammed them on their application fee (like we're going to make a ton of money off those).

Are you trying to refi to pull out equity or something else?

In order to encourage tenants to get renter's insurance, we have been contemplating instituting a $50 monthly fee until they provide proof of renter's insurance with the owner listed as an additional insured, but not sure how well that would hold up if we ever had to evict. 

for double closing you would need your funds to buy then sell it to end buyer at premium. there are transactional funding companies that can lend the cash for a fee.

If you have 30 years uninterrupted with no complaints or major complaints I have never had a complaint and have been licensed 50 years once you hit 70 no longer need to do CE just pay the fee every 4 years :) 

If he opts for a townhouse, a low HOA fee will help his buying power It gets tricky using lease agreement income when purchasing a house so I do not think that idea will work.

They can pull up comps for recently renovated or new construction properties from the MLS to get you a better idea of a realistic ARV.

Seriously, looking back, my life is full of numerous examples of things that were labeled as impossible, or impractical, but I somehow managed to pull them off.

Since you are new to the market, you can look at what the top rent pulls look like and cater accordingly on the design.You always want to build relationships with contractors, but that takes time and you always need a solid bench, just like in basketball because some days your starting plumber just doesn't show up and you need to bring in the backup.The rates are the rates and they aren't going way down soon so it's just part of a different metric to evaluate in your new market.Good luck!