Your loan may also be capped at 65 or 70% of the after repair value.

75% LTV is the cap on cash out with many (but not all) lenders, so I'd make sure you have a viable option for 80% before you make your decision.

We use a custom spreadsheet and DealCheck to break down key metrics like cash-on-cash return, cap rate, and debt service coverage ratio (DSCR).

Conventional at 5% down would cap you at 3% concessions, but generally is more lenient with employment history and property condition. 

This way I can also control the maintenance cap/ex aspect. 

I think your best approach is to pretend you are the investor yourself, calculate build cost (mortgage with interest) + Maint / cap expenses/ management fees according to your zoning and then compare that to the average rent in that neighborhood.

I am from the Midwest where cap rates are high and you can have positive cash flow with 10-15 year loans.

Cap rate, per door price, gross rent multiplier.

And I don't know what the cap rates are in the area for SFRs, but I did a quick Redfin search for a small multi-family home in the area that's turnkey: https://www.redfin.com/VA/Richmond/1622-N-31st-St-23223/home.... 

It’s especially effective in eastern PA, where competition and inventory can be tough.If you’ve got $80K, I’d suggest capping your initial spend at $60-65K.