I'm not seeing any great deals on the MLS, leading me to believe that all of the ideal properties to flip are being purchased by investors before they even get to the MLS.  

So I think the clean up and update the hardware ideal is the way to go!

In this market and location the ideal is to book vacation weeks during the summer.

Ideally you would want to double or triple your money in rent compared to the mortgage payment along with your equity but that is not always possible in all markets.

Ideally, if a tenant was injured on a property in your LLC and wanted to sue you, they could only come after the assets in that LLC.

., but what are your ideal timeframes?

I know that area is not necessarily a great location, but I only have about 35-45k liquid capital to put down, and another 30-35k available for any remodeling (ideally I'd like to spend max 15-25k, but I figure I'd save another 15k extra just to be on the safe side.

Ideal would be for you to plan on moving in as you can get from multiple sources 10% down lending and great interest rates.

This would give me a Cash on Cash Return of about 9.5% and a total first year return of 104%.I know its not an ideal BRRRR because I can't my $10k down payment out but I do get $22k of equity for a $10k investment and a property that looks like it cashflows decently.   

I was just trying to clue in that slapping a coat of paint often creates a condition that is permanent and that brick should not be painted or ideal way of changing the appearance.