They plan from day 1 to get you under contract at/near list and then regrade to the price they really want to pay.

My HVAC company does plumbing as well so I have them do the tank at the same time as the fall service. 

Heck, even Warren Buffet failed at that in the early days of Covid, and he got flack for it at the following Berkshire shareholders meeting.That's why the saying "Time in the market beats timing the market" is so popular.

They should arrange for someone to check it periodically.Example:Tenant agrees to monitor the condition of the rental property at all times, including during any periods of extended absence or vacation.

At the insurer’s request, we provided utility bills proving the home was reasonably heated.  

here's just a few.Sell at a loss or rent at a loss$12,000 Turnover!!

I'd like to use around $20k to secure a hard-money loan, fix it up, and get a little profit out for this year.While looking at one property for $85,000, on which I would offer $65,000, I noticed a similar house very close by sold for $65k last year, and after what looks like a 2 month flip and 6 month holding period, sold for $195,000. 

The plan is set up at my mysolo401k.com, who is only a plan sponsor, and I am the plan administrator/trustee.

If you DM me I can provide you contact details for my team.If you live in the house part time or have a second home loan you may need an occupancy policy with STR ride.Also (at least in FL) the liability limit is $300k, which is underinsured IMO, so a separate umbrella liability policy is also popular.

Youre not going to be able to borrow the downpayment in most scenarios.The most common paths to acquiring rentals are - buy the property as a primary residence with a low downpayment loan product, live in it for at least a year, then convert it to a rental- buy distressed and force the required equity through rehab (BRRRR)- save the downpayment from other sources of income- partner with someone who takes ownership in the property/company, brings part of the downpayment, and takes on an active participation role