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(We just did a major remodel on a relative's house, total interior tear down plus replacing some of the framing, reroofing, replumbing, and building an enclosed porch, so I'm fairly confident that we could do it for under this number.) 

Like all confidence scams, this setup plays off of the ripe greed and/or desperation of property investors and homeowners alike who are holding houses they need to move.I have yet to determine how widespread this scam is.

I am also confident that I would be able to get parents to co-sign, which I think is a good idea because besides having the security of locking the parents into a contract, I think it would weed out some of the more undesirable potential renters.

You shouldnt have either...assuming u are 100 percent confident in u and your property mgr being innocent

Not sure exactly what you're asking, but I would recommend you use hard money for shorter term projects and only when you're confident your investment return will cover the cost of the loan and still get you a profit.Flips are the most common way to use hard money, but I could see it as something to use in the short term for a BRRR.

Sellers feel more confident in the buyers ability to pay them back when buyer comes to the table with 50k or 60k.

Hard to make a top three with so much uncertainty, but a few areas I'm confident will increase in value are Beechview, Crafton, Carnegie, Brentwood, Allentown, South Side Slopes... just to name a few. 

We're confident in our RE agent, which is a big piece of the puzzle.

I understand discrimination is not good, but people will do business with people they know like and trust.I assume you also know, that regardless of what people like when they "do business with people the know like and trust" they could also be engaging in illegal discrimination.