So, all that to ask this question:If you were me, and considering the various factors I mentioned, what might you do to get things moving along faster?

Vacancy should always be factored in.Not very excited about this deal based on the facts you've given us so far. 

Some SFH HOAs will offer certain group hazard insurances, like earthquake or windstorm, but that's not much of a factor in this area yet.

She probably has lower odds than three years, sorry to say but they use actuarial tables and it is a fact or factoid.

My buyers were already up to their comfortable max, but didn't want to lose the deal over a few thousand, so we put a $3000 escalation with a $500 escalation factor.

Subject to financial gos awesome, it is a good way to acquire it, I would try to negotiate the down payment a little more if possible.For the BRRRR to work you should know that when you Refi that you may get between 70-80 LTVYou need to factor this so you know how much you can get out of the deal or how much your leaving in.

The main factors here are not the raw numbers, but making sure the kind of neighborhood and the inspection report on the place gives you confidence moving forward. 

too many factors.  

Just be aware in the case of a partial loss, co-insurance may be a factor and not pay the entire claim for repair. 

Scan/photocopy of the two most recent pay stubsAt landlord’s discretion, compensating factors such as an additional security deposit or co-signer (guarantor) may be required for qualification if Applicant fails to meet any one of the above requirements.