Repairs were needed and were finished by early december.

Hey Denny - For rehab costs, a good place to start is breaking things down room by room and getting rough estimates for common repairs like the roof, HVAC, kitchen, light cosmetics, etc.

Example 1 - I used to have extensive expertise of automotive repair facilities located in Harris County, Texas.  

Living/Dining Room:Demo & Prep ($1,000):DIY carpet removal and ceiling work.Professional for electrical work.Flooring ($2,250):LVP or good-quality laminate.Paint & Trim ($500):DIY painting.New trim.Lighting ($1,000):Update existing fixtures.Drywall/Plaster Repair ($300):Patch holes and make repairs.Window Treatments ($500):Blinds.3.

Activities that deal with electrical or plumbing should be outsourced to avoid more expensive issues unless you have some prior experience with the simpler repairs in each.

One of the properties is about 90% rent ready and just needs a few cosmetic repairs.

Zero-percent business credit lines can be a great tool to fund renovations, repairs, and even serve as gap or bridge funding when working on a BRRRR deal.

No lender will lend on a deal that doesn’t make sense.4) After the appraisal comes back you will get a document that outlines the amount to be borrowed and all fees that will be relating to the loan (I would suggest to ask for an example of this document when you are searching for an HML so you will know what fees are going to show up).5) Close the loan at a title company of your choice.6) Begin work and make draws on any repair balance.

Generally when sellers say "cash" it really means they do not want to deal with contingencies,  short closing period and/or do not want to deal with needed repairs. 

Then start shopping for houses, don't engage in FOMO or real estate agent pressure.