So, I opened it up and spotted a burned spot.

If it seems like they have burned someone else why would they burn me as well.

Hey guys, I’m back with another burning question.I’m over a year out from having the funds for my first investment.

I need advice from the investing community: If the seller got scared and instead wanted me to get a bank loan to wipe out his mortgage for say 65K, if his house appraised last year for 100K would I gain instant equity in purchasing it?

A reason for doing a BRRR is to have instant equity for yourself.  

Many times a house that looks great on line is s total dump inside or has a really bad burned down house beside it , railroad tracks , a murder scene  or crazy barking dogs etc .. dont assume anything.

What other things have you seen go wrong and Inbestors get burned.

If you are already burning the bridges, why not just give them the docs? 

You should be able to figure out ballpark estimates on what certain trades cost for your area after evaluating a handful of quotes on different projects.I wouldn't worry about burning these guys out if you're actually going to do the work and give  them the jobs.  

All of these properties are appraising for pretty much right at the purchase price when I take out the initial loan even thought you can see that is not in fact the actual value...no appraisers want to help with that instant equity I guess.