I do believe I could add value with very light cosmetic upgrades and a central HVAC system which a have a good friend willing to do at a great price.

Here are some important things to consider:- I am pretty much at capacity running my RE business, so I don't have a ton of bandwidth to do it all myself- Let's presume my opportunity cost is such that pulling away from my RE business to "do it all myself" for these rentals is not a good use of my time, as I'd earn a higher dollar per hour being the CEO of my RE business than the dollars per hour savings trying find off market deals (I.e. saving 20k and trying to do the rentals myself would cost me more than 20k of lost opportunity cost by pulling my attention away from CEO level tasks at my RE business, which might generate 40k of revenue for the same time)- By the same light, turnkey could be an option, I'd be willing to pay the turnkey premium for the time savings of finding and vetting my own deal, however I know I'd still need to underwrite my own deal provided by a TK company, so having someone who can help that underwriting process would be super valuable, rather than me trying to learn from scratch how to properly underwrite the deal.

Bathroom:-Sink, tub, floors, paintThroughout:-Paint, flooring, lighting,etc, Deep cleaning.I know this is a very rookie question but it would really help me to understand if I'm implementing the correct numbers to bring me to the correct ARV to make better offers.

Simple things like paint, light fixtures, new fence, land scaping, paint cabinets with new hardware.

You'll find that thru enough education you naturally gravitate towards a certain type of investing/property type. 

Overall, the GP team navigated the situation well once it all came to light, and I felt that as an investor in the deal my interests were put first.

If not, then I would be looking to scale into small multi-family (2-3-4 plex) that you can do some value add with light rehab.

But I am planning on linking the fans to a moisture sensor instead of the light in the future, because one of the mirrors has moisture damage since the fan goes out the moment the light does (and so to many other mirrors in the complex), and the fan is also continuously running at other times when it doesn't need to be.  

I am open to discussing long term note financing as well.For a partner funding the $80,000 for acquisition, rehab, and light furnishing and receiving 50% of the cashflow (call it $800 a month on average) this is an annual return of 12% and backed by the equity in the home.

Meaning, I can lean on the fact that if they're going to give a green light for the deal, then why shouldn't I?