I wouldnt give any consideration to what the seller needs in order to break even in determining the purchase price.

Purchase price: $62,000 Cash invested: $60,000 Project in progress: Off market dealPurchase: $62,000Rehab: $60,000ARV: $165,000 What made you interested in investing in this type of deal?

So, they just stayed vacant.Income reliability is another major issue.

If you are coming in with 235k, you probably would not need much more, if any, to make the purchase.

Is this LTV based on ARV or the purchase price? 

We purchased the house about 3 months ago and are owner financing it.

Purchase price: $80,000 Cash invested: $145,000 Turning a 3/2 into a 4/2 duplex for short term rentals.

Typically starting with a smaller rehab budget of $50K or less (maybe a max of $75K) and avoiding a 1 to 1(or higher) ratio of purchase to rehab costs is recommend when you are first starting out. 

As we all know, you are really paying for the commission in the purchase price. 

If you want to commit dollars to one strategy that will be reliable for years to come, I would pay a call center to call lists that you have pulled and skipped.