If you wholesale it, thats an instant 21k.

Vikram, If you want to be in Durham and want to maximize cash flow, appreciation, and instant equity you should go the BRRRR method and you are going to have to broaden your year build criteria as well as be open to a detached SFR compared to just a townhome or condo.

Homes in my area are renting for at minimum 1k more than what my mortgage currently is so I will instantly cash flow.Like I stated above, I know this is possible but not exactly sure how to execute it so can you fine people please poke holes in this plan or offer advice on how to expertly execute a plan like this?

You will get instant feedback on the house by talking to all the agents yourself, negotiations are smoother, your local MLS will have the best comps with pictures so it's easier to get ARV's, you can see every house as soon as it hits the market. 

You could be at an avg cost or instantly and a huge cost bc your lot just happens to have too shallow of top soil and hitting solid rock to quickly and you have to get a completely different septic system thats double the cost. 

The boiler looks in good condition (although possibly  somewhat old) and heating is near instant with all radiators functioning properly, the radiators look relatively new.

i have instant booking on my airbnb account and the only stipulation is agree to house rules and government id (and verified of course). 

It's work and takes efforts and I use multiple approaches to locate good,properties.I would like to help you by reframing your guidance "I want a deal not retail" from an agent's perspective and then from an investor's perspective.Many agents are investors themselves.Not sure of the price point in your market but by way of illustration.....Let's assume by "deal", you mean something like 10% below market.Say an agent finds a "deal" as defined as above.....let's say it's a house priced at $90,000 that's worth a $100,000.The agent could sell it to you and make 3% of $90,000 or $2,700 in commission.Or agent could buy house for their own account and have $10,000 instant equity.If you were the agent, what would you do?

I bought an 8 plex he found and walked into 150k of instant equity (thanks @Jeff Carter).

The instant I buy something. there is minimum 10-20% instant equity.