The emergency fund is 6 months of living expenses approximately. 

It is a townhouse and the adjacent property (that previously had an identical interior layout and size) has gone through a renovation to expand the kitchen by approximately 100 sqft, and add a second bathroom.This adjacent property is currently renting for $300-400 more than what I believe I can rent my property for.

Ideally, I'd like to be all-in, including purchase and rehab, for approximately $115K-$130k while adhering to the 75% rule (or close to it) in a C-class or above neighborhood. 

Would you feel comfortable sharing your approximate "loss rate"?

Moving forward it is best practice to obtain your own third party estimate for repairs and use that support the repair contingency or price adjustment so that the seller has no influence on the cost estimate or timeline.

Are those your estimates or the sellers?

I’m not over estimating the ARV I know my market like the back of my hand.

They do require patience because they are similar to construction where they can take 60-90 days on average to close.You cannot do the work you need an approved GC or builder and typically required to get (3) estimates from (3) local licensed GC/Builders.  

I am going to attempt to rent this property in Hilltop for around 1450 a month (based on the rent estimator on this site).