I have not seen a $10,000 repair on $30,000 purchase end up being a success, unless  you are seeking high risk and high reward, I think you need to take high reward out of the equation, because you will find yourself exhausting money to replace tenants and complete on going maintenance.  

Meaning I saw some pics of the property and it seems to lack a exhaust hood over range.

There was another thread on profitable rental markets, where I answered on identifying good rental regionshttps://www.biggerpockets.com/forums/311/topics/27...But being in Washington, have you exhausted your own townships?

Keep in mind some things won't show themselves for awhile, a house usually gives up most of it's ghosts in a 1 year cycle, this allows it to go through the seasonal changes of moisture, expansion and contraction and tear itself apart where it needs to, tile floors will show cracked grout within a year, letting you know they weren't installed with proper underlayments, drywall will crack at doors and windows showing the house movement do to soil getting wet and drying out where it shouldn't, the basement will get wet showing you where the freeze thaw is effecting it, paint in bathrooms will show mold in a year showing you that the flipper didn't vent exhaust fans properly and the list will go on and on... 

If I get a $25k personal loan, then in theory the funds from my personal loan would be exhausted by the time I go to apply for the loan for my purchase.  

In reality, it's 3 days of marketing designed to hook you into one of the "training" packages they will hit you with the third day ranging from $4,997 all the way up to $24,997.The spell will be broken when you have maxed out your credit cards and exhausted your savings without ever learning enough to do one deal.Don't get me wrong.  

Well Brent, looks like numbers are coming right out of your exhaust pipe, (LOL) #1. what do you mean she is willing not to cover the mortgage if you get it sold. #1, you're buying from her and leasing back to her?

Hence, no need for a private lender (unless they need to use one to finance the home before the option expires, and they've exhausted all other possible permanent financing solutions in the meantime).

This is a issue any experienced investor has dealt with and it is very frustrating and exhausting.  

The numbers are pretty good in terms of acquisition cost, rehab and rental income...I assume working with RB is an expensive and exhaustive necessary evil?