You're right to go out of state since 20k won't scratch the surface of a typical CA property. 

You do want to upgrade windows if old and go with hard-surface flooring.By the way, what you're planning to do is referred to as BRRR: Buy, Renovate, Refinance (to pull your money back out) and Rent.

some times in recitals the adjoiners names are phonetically stated though misspelled.9. 

On the surface it sounds great, but there's always more to it. 

Mold that has been there awhile smells and discolors the surface. 

With the salary listed you probably have a good job that demands quite a bit of your time and from the surface I can imagine that you would want to be doing super active real estate like fix and flips and doing all the marketing necessary to find good creative deals.

hahaha i live next to google office but i never bragging to promote this market as i can say this and that fabulous tech market haha lolif boise going to have lot more tech company i may run away from them because that would be the first indication that there would be affordability issue.i am also okay if my market is being critized a lot hahaha, it's not my market literally WTH LOL but seriously this CA market is on pivot right now, we're on edge, most tech company can't sustain living and paying CA salary that's why under the surface we started offshoring all the jobs to india, austin or ohio LOL LOL LOLunder the surface there're huge crack in CA and USA economy mannnn

Based on that we made choices like going with laminate countertops instead of solid surface, etc.Having said all that, your realtor should be going to bat for you on the appraisal unless the home is simply way over improved for the area.  

I would get ALL the ceiling surfaces one shade of white, no matter how much trim or architectural features, and ALL the walls one color, regardless of chair rail.

The sad thing is that some of these properties cannot be replaced on the small lots because of the modern codes and set backs and they can't e assembled with adjoining properties.