Eliminate debt, establish a budget, and save.

With it being a difficult property for an investor to find traditional financing for, how would I go about assigning a realistic valuation for the property if we were to entertain a sale?

Get a bank statement to cross-reference their paychecks as most employers now direct deposit.You'll also see if they have a savings history or are living paycheck-to-paycheck.If they are not paying rent right now and have no savings, how well do you think they'll be able to adjust their budget, so they can pay rent on time?

Key points for buyers to consider: the $65K rehab budget and timeline (45-60 days) are realistic, but transparency on rehab details and potential delays will be important.

Start with your budget then think about location.This is a really vague question. 

With your budget, you could potentially house hack or grab two smaller properties to diversify your investments. 

We sold 2 properties in one year and that popped up… cost us $15,000 we didn’t budget for.  

Related, you will want a contractor who is used to doing projects like this on schedule and on budget.

And keep in mind private sellers and wholesalers dont help either when they wont entertain offers below ask either.

It's not ideal, because they do have a budget price to adhere to.