I found a good 3br 1.5 bath that needs a new roof, new paint on the inside and it has a weed like smell that I'm not sure about. 

If it's in bad condition (foundation, roof, peeling paint, unlivable)  the bank won't lend on it, so be careful there.

Whatever marketing platform you choose, it has to be consistent.

The laws vary greatly from state to state.Regardless of what area you choose, I can not stress enough the importance of seeing the property with your own eyes or if you are investing remotely, having boots on the ground that knows the area you are targeting. 

You can choose to reimburse or not.

I want to bump the price up to better reflect the market and improvements made to the house(central AC, paint, etc). 

Regardless of renting or selling, I'm looking at spending around $2,000 for smaller repairs which include paint, replacing carpet in the basement, and replacing a bathroom vanity. 

The seller could also choose to sell the loan. 

Nice paint job?

I am personally choosing to put 20% down ($80k) to get the deal to work, as that's what I would've had to put down, at minimum, with bank financing.I did get some help yesterday from another BP member.