I was pretty picky about wanting properties in A or B+ areas because I believed that the Toledo real estate market was due for a big boost, and those areas benefit from appreciation most.

Here are a few I recommend: "Rich Dad, Poor Dad" by Roberto Kiyosaki; "Set for Life" by Scott Trench; "The Unofficial Guide to Real Estate Investing" by Spencer; "The BiggerPockets Ultimate Beginners Guide" found here on BP; "The Book on Rental Property Investing" by Brandon Tuner.

I would have never done it if I hadn't personally known the title company owner and how he handled business because ultimately he was the one protecting my funds.

Even if the investment ultimately only breaks even after 5 more years, putting in $10K to save $100K is a good return on the $10K.Pref equity could be an option for example 2 if the investors did not wish to pony up.  

If you ultimately decide to do it, then I'd make sure the property will rented out easily and build reserves quickly after that. 

By identifying properties with untapped potential and implementing strategic improvements, investors can significantly boost their cash flow and overall return on investment. 

But which reno loan you use ultimately depends on your financial profile.

Purchase price: $830,000 Cash invested: $225,000 The invested gain from the previous sale was utilized to upgrade, leveraging an ideal location for long-term appreciation, ultimately ensuring income during retirement.

Here are a few I recommend: "Rich Dad, Poor Dad" by Roberto Kiyosaki; "Set for Life" by Scott Trench; "The Unofficial Guide to Real Estate Investing" by Spencer; "The BiggerPockets Ultimate Beginners Guide" found here on BP; "The Book on Rental Property Investing" by Brandon Tuner.

Then tell the agent to run comps for ARV based on updates you do.And you also said you can't afford to lose $20-30k, the most seasoned flippers/investors lose money all the time, and ultimately that is part of your education costs, hopefully you don't make any costly mistakes, but you have to run your numbers well enough to make sure there is some 'ooops' fund to help shield you from that.As for comps, typically, appraisers want them to be in the same neighborhood, within 15% same square footage, same # beds/baths and age.