However, without going into details, I would recommend breaking down the expenses to make sure you have allocated all the expense needed such as management fees (even if you do the management yourself), cap ex, vacancy factors, etc... 

When you factor the cost over 25 years, you're not saving a ton of money DIY'ing the roof. 

Looking at those factors, I felt more comfortable leaving my cash in the stock market- growing it slowly until i found a deal that would cash flow better.I finally decided to look out of state.

The LTV you receive on the refi will be dependent on multiple factors.

Ideally you want to be sitting at their kitchen table, contract in hand, when the truth dawns on them.

@Padric Lynch  Yes, ideally have the title company handles it all in one transaction. 

Looking for advice as this is my first purchase.THIS WOULD BE AN OWNER OCCUPIED HOUSE HACK SO IN MY OPINION THE PRICE ISNT A HUGE FACTOR.

So my question is what factors significantly drive up rental prices?

A project that has a 1 year turn around has a different risk factor than a project on a 5 year or 10 year plan because you must endure a whole cycle which is typically 10 years peak to trough.So if you deal with a  mess which this sounds like then the upside has to be HUGE for your time.

All great and good stuff, but do factor in the repeat funding fee.