My plan is to seek out the realtor for a private showing and adjust my estimates for rehab.

Your FICO can be raised simply by adjusting your balances to around 30-40%.

However, after considering business expenses (which I try obv put as much as possible), SS Tax, and a standard deduction, it brings my adjusted gross income down by quite a bit where it would be hard to qualify for a mortgage of 300K-500K.

It is a gamble but adjust your price and it can be a winner.

@Kevin S.Thanks for the quick response, I know it's a bad excuse but mainly because we didn't think to do this in advance and the seller is very hands off, for these reasons I don't feel confident the seller would comply.We are now late in the game, we have adjusted the price due to findings, and signed a new contract twice, and the seller basically doesn't do anything with the property and just wants to sell right away. 

The HOA fees cover these.This has been tested many times before, a mentor of mine who has been a landlord there for going on 4 decades that having a property management is not cost-effective and generally a bad idea - in that particular location.I don't like the idea of giving up $3,000-$5000 per year, per property, to do less than $500 worth of work.These aren't the typical high management intensive single family homes in the Midwest.As I was saying before, why would the time difference be such a big issue?

I’m looking into ways to refinance an adjustable loan on my florida rental property.

@Aaron Taylor I have a sprayer and an adjustable roller.

While STR are very labor intensive due to the frequent turns, they can also be very profitable.

I have a three properties on 5 or 7 year ARMs that will adjust in 2022-2024.