The problem is that we have only just started renovations (just the roof so far) and i'm hesitant to post photos of it while it's looking less than optimal.

Age and condition of roof, foundation, siding, etc.10.

I'm looking to purchase my first official investment property, but I'm running into steep competition against cash buyers. 

@Mak K.Your best bet is to get multiple quotes and do research on the roofing companies.

They would not renew unless the roof is replaced, and liability limits were cut in half.  

Capital Expenditures (10-15% of Income)Rule of Thumb: Reserve 10-15% of your income for capital expenditures (CapEx) like roof replacement, HVAC systems, or major renovations.Why: Regularly contributing to a CapEx fund ensures you have the cash on hand for significant improvements or replacements, preserving the value of your properties.5.

The roof rafters are falling due to water damage.

I think giving somebody 50% equity plus repaying the loan is incredibly steep when I would cover all additional expenses and construction expenses and give them equity in all future acquisitions that they put nothing into plus additional future real estate related business.  

AND. ..if property also needs some rehab- new roof, some unit cosmetic repairs?  

There are critical items such as -Plumbing, HVAC, electrical items, roof repairs, appliance repairs- that you want extremely competent professionals to handle to ensure that you the PM and owner avoid liability and to ensure you aren't shelling money out again for the same issue because you were being cheap the first time.