Most of our properties sell at 70%-75% of market value after repairs.

Glass block windows are good.Looks like there is central air.Someone may have to deal with sidewalk out front. concrete is missing in front of the treeDriveway needs a look, looks like the asphalt need repaired/replaced.Roof needs a closer look.

My last offer for $85k was rejected, the property is in a generally good state, might need a new roof in a few years with approximately $5k in immediate repairs.

So you are really borrowing $176,000.All that said because if the After Repair Value is $220,000, then 75% would be $165,000. 

I am very interested in the BRRR strategy and want to hone my skills on this kind of analysis, but am unsure about how to calculate repair costs with looking online and crunching numbers on the calculator.

You can add granules to it to make it non-slip but that’s designed for shop floors & auto repair shops.

They include vancanies, capex and repairs being accounted for. 

But what Samuel said You have 21 days to return the deposit or whatever remainder is left after the repairs of damages is completed.  

As you add money to the deal through capital improvements, repairs, etc, etc, your COC return would come back to earth but still be very large.

I agree that the seller would be flying nothing but looking for the first warm body with a pulse to sign that lease.Another advantage is that you'd start with a clean slate once you own it, and you will have some time to do all the necessary repairs while the house is empty.