For an owner-occupied property with 5% down, consider a conventional loan with a renovation option like Fannie Mae  or Freddie Mac.

They'll also probably want to see that you have some good reserves (like $50K) so that if you run into cost overrun or delays, you have cash to work it out.   

I’ve been following much of the research you suggested, like inspecting the property and assessing comparable homes in the area.

. $3k to fix the issue sounds like ROBBERY!

Spend like cash for medical weight loss, hormone therapy, IV infusions, aesthetics, specialty treatments, supplements, and more!

Spend like cash for medical weight loss, hormone therapy, IV infusions, aesthetics, specialty treatments, supplements, and more!

You fail that test as well. 

They operate like a credit card - when you are not using the money you don’t accumulate interest, when you are using the money you accumulate interest and need to make monthly payments.

Occasionally I see rural properties I think would work well. 

It seems like 20% is a pretty good average.