With he Seller Paying for the repairs, what type of scenarios are they more likely to Pay for the repairs vs NOT pay for the repairs ?

Some common items to note: roof, electrical and plumbing, window updates.

Now in this scenario I may have maybe $10K to $20K for both a down payment (on an actual rental property which I will rent out) and repair/CapEx/Vacancy costs.

I only recommend using a HELOC for scenarios where you'd be able to pay it back within a year.Alternatively, you can just buy another investment property with lower down payment, which is a better interest rate than anything you'll get on a 2nd lien HELOC/HELOAN. 

So here's my scenario: I come to you and say I want to see a particular listing.

This is the second time Ive heard consideration to renting to one ethnicity on BP which alludes me to believe it may be a common mindset.

This is the commonly selected option on the contract and this of course is decided BEFORE the contract is signed. 2.

Your risk is lower in this scenario, and trying to squeeze BRRRR and flips in this market is tight and risky.

What you wrote would be ideal scenario.

I hope this provides some clarity around the refinance scenario.