Coffered ceilings, low corner additions etc.Anyone can slap lipstick on a pig, looking for high value add in high demand markets is where the $ is.

Do not get excited about getting a low offer signed by the seller as the lenders valuation will be the ultimate determining factor of approvable sale price. 

If you would like to connect, please check out my profile for contact info, and let's setup a time to have a cup of coffee, either in person or virtually!

Most are selling hype to get you to buy their programs by deliberately make it sound easy.Your profile here on BP is blank, so guessing you are a "newbie"?

You should be able to go as low as 10-15% down payment with your experience.Ground up Financing: Most "ground up" financing options require a bit of experience - 3-5 exists (rehabbed & sold or rehabbed & refinanced in the last 3 years).

I've never had something that low, but I'm also looking at roughly $30k in equity on this property. 

In my experience in MO, land bank properties are very low priced (these are generally properties/parcels that weren't sold at the tax auction), but they often have significant tax liens on them that must be cleared in addition to the "sale price" AND they require a significant amount of rehab in order for the properties to be inhabitable. 

I have not familiarity with any of those markets, have just saw a tone of videos about Baltimore and seems like they numbers work out and I have seen prices incredibly low for a home to rehab and remodeled house higher than I would expect.

You could also list low and if the demand is really there, could get bid up.

When revenue is low in the first couple of year, so is the interest payment.