I used a local broker and landed on American Modern.  

I currently have two jobs, with an combine income of $60,000.

Maybe into white trim, just basic modernization that the appraiser is going want to see to up its value without getting too buried in rehab costs.  

I intend to reach out to the owner and make an offer ( combined terms you mentioned).

Best of both: combine the above options.

I'm brand-spanking new to real estate...long story, but here's the short version:Wife and I are high income earners with a combined income just over 7-figures.  

However I don't have the funds for 20% down, so I'm planning to use a 0% credit card offer for $60K to cover it - the repayment terms for the $60k will make payments $900/month for my down payment; and after my note payment ($1744) and then 50% expenses, I'm left with only $100/mo cash flow - a combination of borrowing almost the entire purchase as well as a 20 year note.

We now paint all ceilings and trim in pure white and use a modern, neutral color on the walls.

And combination smoke and CO detectors are available in both hardwired and sealed 10 year battery.

On the safe side, try to keep the expected monthly mortgage and all other combined monthly debt obligations to below 1/3 of their monthly take home pay).