You're running a business and knowing your customers to maximize returns is important.

If the wrong price is calculated, profit margins can quickly diminish or be wiped out completely.ARV and rehab should always be fixed numbers based on the investment exit strategy.

I'm an investor here myself and own a successful rental portfolio that quickly grew to over 7 figures.

I believe it is what the current comps are showing between that stunner and the quick redo..

It can be highly profitable but making quick repairs  is the number one way to stay profitable. 

Quick math would let you know if this is better for you long term once you turn this property into a rental for the FHA rate + PMI vs a conventional loan with a higher rate. 

Is there an experienced investor that is proficient in excel that would be willing quickly proof read it for me if i were to send it to you?

Conversations with a person land so much better than a message thru FF.Also it is helpful to know that most Corporate Housing companies or Insurance Agencies that are trying to find housing for their customers and reach out to you, they do finds leads on FF.  

One I was able to get a commercial loan and combined 15% seller financing with 80% mortgage, for an effective 5% down.One quick note, the comment of use hard money for the downpayment and then conventional financing for the rest - this won't work. 

Especially if the seller wants to boast how amazing of a property this is for you to purchase, this would be the time to brag about the rents, how well maintained the property is, how great the tenants are, and so on...Hopefully the seller has been organized and is able to get this information to you quickly.