After you do those minor fixes, it should appraise closer to the market value of $450k, especially if the upgrades add value. 

Calvin Lee,You won't really find a 7 cap Dollar General in a strong suburban to urban core location unless limited years remaining on primary lease term and mostly cash deals or very small financing.The brand new Dollar Generals with upgraded construction all around in strong suburban to urban core areas tend to sell for 5.75 to 6.4 caps with new leases in place.The 7 cap new Dollar Generals tend to be in crap areas weak suburban to rural and cheap construction and many times on septic systems instead of county or city sewer.Every once in awhile in a strong location there might be a 7 cap with 10 years left on a high end Dollar General at 3 million in price or up.These have no rental increases in primary lease term so year over year your income dollar becomes worth less and less.

Recently upgraded to pro account and tried using the "find deal" tool.

It should be broken down by phase and/or service. $90k may be a bit high but don't expect to pay $10k.

Your savings is good, but your income won't support that many properties if you do them wrong and need to carry 15k min reserves for each one.Focus on what the next property should be, maybe upgrade to a two-family and see how that goes.

Ashley’s car had broken down, so they could only deliver together in Traci’s.

If your window are hard to open, there's a greater chance of broken glass or tenant complaints.

NY Market is very competitive, so getting a good deal might be worth the investment of being flexible with your preferences or any upgrades needed on the property; cheap houses are houses that need work or problems that need to be fixed. 

In that example, I was imagining that the investor made upgrades and improvements AFTER closing, either with their own funds, a personal loan, credit cards, etc.  

This doesn't mean you should be looking at markets such as Detroit and Memphis, because even though it looks good on paper, if they are shady neighborhoods, you are going to spend a considerable amount more on property preservation (broken windows, stolen HVACs, etc.).The easiest way to increase cash flow would be on your existing property.