Option 1- Hard Money Loan-My first thought was this would be the best option for us but it looks like we will still need to bring 20-25k to the table.

Each of these calculates its analysis separately.Finally, a table that is all hand-entered based on the prior calculations, to analyze the sweet spot for purchase price. 

The only thing I see wrong here is, only coming to the table with 20% equity in this current state of the market.

All we know is the owner threw out one low ball offer prior to us and since the last we spoke with his agent, I am the only offer on the table.

@Gabriel MansonSince many investors would like to see a manager or partner have some “ Skin in the game “ especially for a first time flipper......maybe take the suggestion of finding a way to bring partial capital to the table.  

@Luke Clarkehttps://www.frenchprivatefinance.com/french-mortgage-guides/property-types/french-equity-release/

This strategy may work on higher end home but not at a $200k price point.The key in that market is to price below comps so you really need to keep costs in line.The only way to be within 1% , IMO, is if you are pricing below comps as you indicated, and leaving some money on the table.

We brought $40,000 dollars to the table for the Rent to Own Closing of which $10,000 went to the lender.

It may not have the math exactly what you're looking for, but it has a table where you can adjust your strategies and see where you are paying the most or least total interest.  

One thing that's concerning me is this:In the Analysis Over Time table, the Annual Cash Flow actually goes down, not up.Am I missing something here?