If it is a lot, I would go to HomeDepot and rent a drum sander and get to work.

Which in itself gives me major pause, because these rescue capital loans almost never work out.2.

Will need about 10k of cosmetic work and some minor plumbing.

Yes, You can buy and asset, fix it up and rent it out to make money without you physically having to work for the money. 

You think working harder equals making more money.

I’m still in the option period, so if the numbers still don’t work, I’ll move on.  

We have worked with many clients over the years that found themselves in the same predicament.

Works for many agents but those are all miserable (in my opinion) and I don't do any of them.With you avg prices around $360k (and maybe 2.5% or so your side), you really only need to do about six transactions to hit your target.

Your agent in Sacramento should've brought this up and checked those rents for you prior to making an offer.Often when renting to a residential care facility you'll get higher rent than normal, and if that's what making the deal work just make sure that it will still work if something happens to the facility and you need to rent to a regular tenant.

To save costs, consider DIYing some finishing work and getting multiple contractor bids.