@Joe HomsI would need to come up with 200k down to get my foot in the deal.

I know I can get floors on my jobs refinished for $2.75-3.25 a square foot. 

You, as the owner, are the one footing the bill.  

You're going to pay close to $1,000 per square foot and it's 25% down on an investment property. 

I too was hesitant going out of state, but I put my foot on the gas and started to make some moves.

I took extensive video and pictures when i moved as the house was not, to most people in move in condition, obviously cleaned but very cheap and very old carpet, large areas of rooms that weren't entirely painted weird hardware sticking out of walls, screw holes or remaining screws and nails, several patched but not painted areas, tons of areas with drawing, water, oil marks on the walls (from a centimeter to 1 foot) etc etc! 

Our 1500 square foot townhomes are now listing in the low $400s sold them at low $300.  

I don't want to misquote on here) (the $65k: with a new driveway, One 20 foot block fence and new main sewer line that was broken and old (for the main home): aside from the ADU sewer line). 

And what they are on average purchasing 3 bed, 2 bath, around 1,100 square foot single houses for?

@Josh Caldwell  its the only state in the Union I have not personally set foot in or on.I bet its a sleeper don't hear anything about it really.... good luck with it.