The FHA lenders all seem to be pretty similar since the larger companies who they eventually sell the loans to really set the rules.

Send in a new lease contract under new ownership with new rental lease and maybe new rules like no pets, etc. that you want to input.

The only improvement I would consider add-on is recessed lights...

If the "air conditioner" you referred to in your post is a window unit that would fall out when you turned the house upside down, then it is 5-year personal property; otherwise, 27.5-year propertyLandscaping and ground improvements are 15 year property that would include driveway and sidewalks.For a single family rental, a cost segregation study is most likely more expensive than your tax savings could ever recover through accelerated depreciation. 

I try to keep all my properties around 2% rule.

@Kevin MartinAs a general rule, a wholesaler can't be trusted to tell you the right time of day, let alone talk about who has what leases with whom.Family members of the current owner are the absolute pig-butt nastiest sort of tenants in situ to end up with.

I have seen some comps for a 3B/1B or 3B/1.5B come at high enough to make the 70% rule work on a BRRR strategy investment but have honestly not looked into too much yet.

I think this is a local issue and you should find out the rules from your local building inspection department.On residential in my area it depends what you're doing.

A lot of people think it's a rule that sellers or listing agents offer 3% to buyer's agents.

I can't believe that there will be equity in it as far as what I've paid on the principle, so is the idea that I'd make improvements to the place throughout that year with the rent (even though I think I should do it before I rent it out, right?)