Plenty of deals that don't work at 20% down (80% LTV) can be good deals at say 40% down - also if a first timer, almost always makes sense to be conservative and not stretch leverage

It's a ride that I don't care to go on, but hey, I'm probably a bit more conservative than most.

The zestimate shows $478k, however prices have been steadily declining, and I think $465k may be a conservative estimate.It would rent for $2700/mon.

This can be invested pretty conservatively to yield about $75k annual income.  

My conservative estimate with labor and transportation time was about 5 hours.

I'd add that the less comparable the comps, the more conservative I get with ARV.

There are traditional underwriting investment helocs but very conservative CLTV and DTI is taken into account.

I waited until I was going to move to do the major renovations to conserve cash.

If your conservative you can put the profits in a risk free T-Bill paying better than 5% with no phone calls to unclog a toilet.If you decide not to sell, then let's tackle your question about PM.  

And my experience with appraisers is that they are all conservative and lowball the number.