Use someone elses sweat to leverage your money.  

@Pavlos Kasselouris - Great returns . 4k Cash flow on a 20k investment + sweat equity isn't bad for the first deal

I am not looking to use sweat equity or do much rehab in order to create the value that will allow me to cashout refinance.

I know it was going to take a lot of sweat equity and used parts to keep this thing running long-term.

No sweat.

It is trashed on the outside and inside (all cosmetic, the bones are good and it just needs some sweat equity).

I learned how to sweat fittings onto copper pipe through youtube.

There is only one way....you have to buy the biggest piece of crap you can find and use sweat equity to make up the difference. 

I think around 80% of people have pets so I don’t sweat it.

Everyone's situation is different and your area might be different as well but it might be best for you to live in for a year and put some sweat equity in to spruce up the exterior yourself while living there.