Advice: How to Purchase this deal with Conventional Financing

[Dane Peterson]

Alright so I've found a rental property that I'd like to purchase.  I've had my eyes on it for awhile and keep running the numbers and keep getting drawn to this property.  I've started my career in Real Estate and have now wholesaled 3 properties and went through closing on one then relisting immediately so let's call it 4 wholesale deals.  1 of my 2016 goals was also to purchase my first Rental.

I can pickup the property for around $70k.  Needs a roof ($7k), flooring in 1 room, fence and a few other minor fixes.  I'm estimating $10k with the roof.  After roof is fixed property should appraise for $100k minimum and that's VERY conservative. Going on low side of comps it's around $115k.

I'm going to be working with Caliber who will let me put 15% down for the purchase.  The seller isn't going to fix the roof per the agent.  So what is the easiest method to get this done with the least out of pocket after securing a loan?

I have the ability to come out of pocket to cover downpayment and repairs. Is a HML then refinance the route to take?

Thanks!