These are items that may boost your score some, but are red flags for financial character (potentially). 

The group is ignoring my requests for more granular information on the flips, and the stuff they sent me originally is flat out wrong (even the amount I lent).

Many states vary and many here flat dont know.

As nearby Piney Flats takes off, Bluff City is getting it's own facelift with newly paved roads and new water/sewer lines. 

I like larger properties, but I also like boutique properties with character especially if I can buy them at a big discount from a mom and pop with rents that are 10+ years behind the market...like the 6 unit I just bought on a creek in downtown Salem, OR.    

I have never been quoted for SF really, usually, it is # of units and ease of access (i.e. are they on a slab, full basement, crawl space, attic or flat roof etc.) 

Only updates made included changing roof (flat asphalt), paint rooms, and make minor repairs.

At worst you can usually pass on a flat cost to all tenants to cover some of the utilities.3) Your best bet is going to be to find a local portfolio lender that can see the income potential on the property and is willing to count it towards your DTI.

So you should be fine.Sincerely,ABC Accountant"Now I am 99% sure they don't qualify for the 'partial exclusion of gain' exception AS IT WAS INTENDED (They plan to repurchase in the same town, no health issues or other extenuating circumstances I'm aware of)....that "ABC" is so confident in - or seems to think is a flat rule that broadly applies to everyone.

First I’d flat out tell him “no”...second I’d find a new tenant because he clearly doesn’t have the wherewithal to stay at your place long term if he’s gotta bring strangers into the property .