I'm pretty sure both banks would be willing to provide a combination loan that includes both properties, which should help if they have issue providing a loan on the $45k property. 

In your case if you use some strategic timing of your sales you could combine both of those sales into the purchase of a larger asset.   

It took me 3-4 months in Kansas City to find my first deal that had the right combination of location and cash flow.

And what if I got two jobs paying 50k combined 100k annually?

@Peter Jaglom a combination of both price and block. 

Pit bulls were created by breeding bulldogs and terriers together to produce a dog that combined was used in blood sports.  

I use a combination of many online ARV estimators, plus my realtor.

Once the repairs are done, you can get a rate & term refi (different than cash out refi) to combine the two loans into one. 

I'm just now starting to look and I went on Lending Tree and was offered a "Combination Loan" by one of their companies called lower.com.

Your net worth or combined net worth if you bring in guarantors will need to equal the loan amount and they typically require roughly 10% liquidity of the loan amount from all guarantors.It can be a smart move for your first multifamily property to be a yield play so it is cash flowing from day one and you don't have as many headaches with a value-add deal.