@Patrick GarrettAs @Stephanie Potter mentioned so are soooo many variables that come into play and my recommendation would be to get on the phone and start calling every bank/credit union in town.

I'm not sure how you are analyzing the repair cost and how this plays into your spreadsheet. 

With the lease option you can be in their in less than 30 days.The buyer leased my movie theater - play house for three years, hilt up equity through crediting part of the lease payment as future down payment, credited the lease deposit of $20k, and he was able to get a bank loan to purchase.

When you take a new mortgage for a new home you cannot do that but you can transfer the title after purchase and hope that the bank will never demand the whole amount within 30 days.

The property is in a high-demand area in Jacksonville.

My question to those who are playing in this market is....

Is it just a yield play?

With the high demand for home inspector professionals, it has become a major hurdle to schedule one in short time spans. 

B&H is a good play here as long as the numbers work including the rehab costs but appreciation is low and slow. 

Playing the stock market with 100% of your capital on the 1-3 year time horizon is too extreme.