Fresh coat of paint, new LVP flooring, landscaping, fixtures, some basic service, and deep cleaning- It was a total of $14,091, and it was from my pocket.

I'm willing to leave the property empty for a year to take advantage of owner occupied loans, if that's possible.Here are my estimates..Property: 1,355 sq ft, | 3br 2bath | 8,500 sq ft lotComps / ARV: 500-560k ~ 530kTotal Needed: 340-400k ~370kSale Price: 270-310k ~ 290kRenovations: 70-90k ~ 80kSevere cleaning needed (doing myself)Severe landscaping needed, it's a jungleI'd like to maximize potential value and be at the top of in-area comps, so would like to do a full gutCash on hand: 20k - 30k------------I'm considering,- Seller financing + separate renovation loan- FHA 203K (BRRR)- Fannie Mae Homestyle Renovation (if down payment is below 5%) (BRRR)------------Seller Financing + Separate Renovation LoanPros:Low down payment (via seller willingness) <= 3%Low interest rate (via seller willingness) <= 3%Cons:I'm unaware of how I can finance rehab without a personal loanMust cash-out refinance to obtain equity, conventional loan rate will not be as good------------FHA 203KPros:Low down paymentBundles rehab costsCons:Higher interest rate than the seller financed loanMust cash-out refinance in order to obtain equity and make an investment property------------Fannie Mae Homestyle RenovationPros:Bundles rehab costsCons:Higher interest rate than the seller financed loanMust cash-out refinance in order to obtain equity and make an investment property------------I may be totally off on what would be optimal here but wanted to provide my current thoughts.

In Chicago, there are quite a few buildings with illegal garden units, and I thought it might be possible to live in one of those while I'm trying to make it legal with the city but would that be against FHA guidelines or conventional loan requirements?

You could put the garden hose in and see if it drains nicely.

My contractor had a landscaper mow the lawn and trim the shrubs  on a house we are working.

It’s 1.5 acres so landscaping is about $100/month we were quoted, utilities is are about $400 now with us not really there.

This property was rehabbed in 2018/2019 with renter grade finishes (laminate counters, new flooring, etc)Property #2 - 1 bed/1 bath garden unit rented for $990; 3 bed/1 bath unit rented for $1515 (about 1100 sf).

Maybe work in the RE business somehow; lending, assistant to an agent, the trades or start your own business like lawncare or landscaping to generate money.

The legal landscape for property management is always evolving.

Fresh landscaping, new paint, new layout, add a bath, a room, a garage, finish the basement, new roof, kitchen etc are just some ways to add 20,30,40K to the value with sometimes minimal investment.