After reaching a sale agreement we inspected the home, and it appears as though the rehab is very minimal, and should not total more than $2,000 unless I choose to put some extra money into it.

Being a first time buyer, I want something relatively simple with minimal rehab, if any.

The ETFs are a lot less volatile than stocks so I'm a believer in them and they should get you the 6%-7% annual return after their minimal fees and with minimal work. 

If you're purchasing for $81K and quickly reselling for $150,000 with minimal updates, an appraiser is unlikely to find the $150,000 value realistic. 

I have a wealthy client that would consider selling me a building in the East Bay Area. Currently it’s in a trust that will go to a family member for a life estate. Once that family member passes it will go to charity...

And I think any price increase would be minimal and offset by easier financing for owner-occupants. 

I.e. you know what you don't know and minimize surprises.

They mentioned they could use a loan themselves so they could close cash on another deal and this property was purchased for a great deal, so we're happy to offer a quick loan with minimal paperwork needed from the client.

Do you have a south facing roof with minimal obstructions or shading? 

Have minimal credit though. 1 secured credit card, 1 regular credit card, and an authorized used on a credit card.