Kit Cabinets sells RTA cabinets if you get the basic white shaker model and with a very basic layout it should be pretty inexpensive.

I will add another 15% to that bid for safety and if everything checks out, add two-three weeks on top of the time frame the lender gives you to close the lone and if you are comfortable taking the risk - go for it. 

The thought pushing me to do it is that with a good chunk of money you can have more opportunity to get into deals even in expensive areas.

The repairs actually took place over 3 visits in a three week timeframe. 

Rent to own envisions a much shorter time frame.

Look up their online reviews, what area they specialize etc... in most states you need to work under the supervision of a Broker for a specified time frame before you can take your brokers exam and open your own brokerage

Which leads to the point, how much do you want to potentially make for your investments time frame and then also add all the required efforts ( management, liabilities, evictions etc) ?

I don't have a crystal ball to give you a timeframe on any of this but take it from somebody that's lived a lot more life than you.

Find properties on the MLS that have been listed beyond the average sales time frame for your area, attempt to negotiate.3.

If you have no money, go as inexpensive as you must.