@Alisha Gilliam then as @chris Mason suggested, delayed financing is your ticket.

While it is theoretically possible, it is also theoretically possible to buy one lottery ticket and win the largest Powerball payout ever. 

I have factored In the big ticket items and I’ll work out the rest.

Find a good inspector that is trusted by professionals in your area and get a good pulse on the effective life of your big ticket items (Roof, HVAC, HW heater, etc.) and calculate out how much each will cost to replace, then do the math backwards for what you need to put aside for CAPex and maintenance. 

So my PITI on this after the first year will be around $2,000/mowater-$215/moCapex/Rep- it should be like a new house at the end, so I'm only factoring 5%/mo-$225Vacancy-$0, I've got six other properties in the neighborhood... no vacancy with college kidsMisc-$200Estimated Cashflow/mo- $186021% CoC ReturnMy question is this...... my original plan was to utilize the friendly financing terms at a 4% int rt-- better than my recent bank loans by a good margin....I was going to use the full 5 year term, and fix it up slowly over time... get the good unit rented out for max value, and get other unit updated to do the same..... then work on the big ticket items throughout the course of the term...... but then I got to thinking..... interest rates aren't getting any lower.... with the market hot... the ARV and appraisals will likely be friendlier the faster I do it.... it seems a downturn is due well within that 5 year term.

Assuming it's your own house,  I'd look for the big ticket items and the condition-- how old is the roof/HVAC/electrical/plumbing, as those will be your most costly repairs.   

Rent would be 800 so remaining would go into the bank for repairs ..Im thinking I need to have enough in bank for big tickets repairs such as AC unit replacement....5000 at the least to replace unit if it went out.

I've done a walkthrough of the building and although it is dirty due to the tenants (nothing like the horror pics I've seen of other landlord properties, this is just the way they live) it has had some big ticket item updates within the last couple years.

The property is about 50 years old concrete. most big ticket items are being replaced before we close except roof . 

After the even they sell tickets to their 3 day workshop where I assume they go over it again in depth.