Here in Vegas I have seen 75K-100K jump from 2016 to 2018 for your cookie cutter new construction starter home.

Or something like YNAB (You need a budget) and rig it to work?

I'd recommend LVP for flooring. you'll need a table saw or circular saw for cutting, also a pry bar to pull the joints together. a good box cutter knife as well. tape measure and pencil. also use pry bar to remove shoe molding at baseboard if there is any. 

Our last rental purchase as well as are current liven fix n flip we have had to have root cutter run down the sewer.  

I am sure we know the same people if you go to the RIG meetings I am well known, not sure well liked but well known :)and you know your tenants if they new for one minute the landlord lived out of town you can imagine how collections would be ..

I'll be looking for a 6+ year old rig that was ~ $100k brand new, paying $25K cash is pretty near the end of the depreciation curve.  

Is it because it's too much like a "cookie-cutter"?

You don't want someone that's only done cookie cutter purchases.  

They tack on every late fee, every time they have someone do a property check, every visit by a winterizer/lawn cutter, every tax bill every inspector, insurance costs.When that is all done they want every penny they can get out of it. 

A friend of the family is selling it to me for 95k when all the houses in the area that are the same cookie cutter type are going for 120k to 140k.