I don’t want the property to appraise low and not have enough money to get when I cash out.

We were actually named the 4th Best Place to Work in America (small employer) {https://bestcompaniesgroup.com/americas-best-workplaces-awar...}.

Most of the stuff you can get at Home Depot or Lowes and get it the next day, so no delays once you decide on something. 

We look for good school systems, low crime and desirable neighborhoods.

@Bonnie Low I was not including debt as I want to know how a cash buyer would look at the deal.

Generally speaking, Boston proper is an appreciation market (low cap rates) unless you have a solid value-add play.

Usually of the home requires major repairs it may require a HML "hard money loan" then you refinance in 6 months on the new ARV.DSCR is also not a great avenue for low loan amounts because all loans under $125K will take a rate hit and the minimums are usually $125k after down payment with some going down to $100K Min.

Most people I know start with low money down programs so they can get away with a initial capital investment of around $25k but you also need reserves.  

It allows you to take advantage of a low down payment loan.

If you're just starting, focus on free or low-cost resources to build your foundation, and consider mentorship later if you need personalized guidance or want to accelerate your progress.Good luck!