House hacking lets you live in one unit and rent out the others, which can help cover your mortgage and generate some extra income.

A 50k addition (adding an extra bath and bedroom) would likely add 75k of value to the house. 

i provide dishwasher if we are putting a new kitchen. also a garbage disposal.sometimes i provide washers/dryers if i have extra laying around (i always seem to have them).sometimes i have purchased fridges and ovens since it's best to invest in capital expense and get a tenant than to have a house sit empty forever.our lease also states that tenants should purchase the appliance plan, which noone really does purchase. 

No extra fees added for repairs, I'm allowed to contract my own people via the PM to do services(HVAC, lawn, water heater, etc.)

However, you appear to be the type that doesnt really want to deal with some of the work or extra effort needed for those strategies.

My opinion-- buy in the winter, underwrite with an extra long vacancy, get some seller concessions to defeat the cash flow if it's really that tight.

You’ll need to find a GC on board with the extra paperwork and a seller willing to accept a longer closing time.   

I do not recall them ever discussing how you cover the cost of property repairs and capital expenditures if you are not concerned about the property making extra money each month.Kyle some investors are in a different place than others.

So that's another layer between you and getting your money back and/or paid.  

Now your fully renovated home is getting top dollar rents, you could probably refinance too since rates are poised to go lower (lowering your monthly obligation), you could open a HELOC before you move with the extra equity and use that to fund your next deal and now you have 2 homes!