That's pretty low for a 3-BR - I'm seeing the FMR for a 3BR in that zip code is $1,850.But at $1,300 for rent, you'll probably find HMLs that may lend you around $120k if you have a good credit score in my opinion, which means you'll need $45k + closing costs.

Feel free to reach out if you want to chat further!

I am trying to target a savvy investor or younger buyer who want to house hack while living in main home to help with the cost of ownership. 

In simple terms, it says you shouldn’t pay more than 70% of the property’s After Repair Value (ARV) minus the cost of repairs.

Feel free to comment below or shoot me a message or colleague request. 

If you have commercial loans you can have an attorney write up and file a quitclaim deed (probably cost you $1k) to move it over to an LLC.

Am I more likely to be able to add $50k or $100k of value above cost in a high Cost RE market or a low cost RE market?  

So, if you need to make a 25% down payment on a $200k property, then you'll need at least $50k (+closing costs).

We agreed, and then they informed us after the fact that the cost end up being $2,000.00 because it was "so dirty." 

Simply put, we start off with the As Repaired/Completed Value (ARV), then subtract from that number a reasonable profit, the rehab cost (scope of work), which we've gotten good at, a contingency reserve for any "unexpecteds", our cost of capital/carrying costs (interest and costs of the leverage used), and our costs/fees on the buy and sell sides of a flip.