Have had 2 appliance repair men tell me they are worth the investment.  

maybe the owner wants full retail price even though it needs all these repairs... and thus isn't a deal. 

While this guide provides a detailed procedure for conducting a property title search, its purpose is to help you avoid the significant expense of conducting title searches on hundreds of properties.

A turn-key property allows you to walk into something that is ready to go to be rented out with minimal repairs, or it potentially already has tenants in place.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

@Kristjan MeitzFor out-of-state properties, a property management company is recommended for tenant relations, repairs, rent collection, and compliance with local landlord laws.

Also, if the contractor is performing the work or the repairs on the property, can I count that time the GC spent as my own time in the activity log since he was doing the work on my behalf?   

-is it a good time for a person with no savings and no experience to take out a HELOC or personal loan and buy a random property in a state they've never been to using 100% leverage because made up spreadsheet math assumes no vacancy or capex or repairs ever and rent growth of 9.2% a year until 2074? 

Areas with ongoing infrastructure projects can also indicate future growth.Condition of Properties: Look for properties that are well-maintained and require minimal repairs.

Of those that require repairs, everything is covered by their deposit.