I'm anticipating 6k in repairs.My first thought was to do a traditional cash out refi, but I want to avoid the seasoning period and the headache of finding a bank willing to do a cash out refi on an investment property, particularly at such a low value.I'm considering an intrafamily loan of 65k thats properly attached to the deed.

Not the traditional BRRR, but way more passive, and still great returns. 

Appraisal fees do seem to be getting higher.Looks like you have offered to pay much of the closing costs, including some that has traditionally been paid for by the seller, so as HOA transfer fees, survey, and title insurance. 

Traditional financing, 5% down How did you add value to the deal?

Books I have read so far:"Rich Dad Poor Dad: Rich Dad's Guide to Investing"- Robert Kiyosaki"The ABC's of Real Estate Investing"- Ken McElroy"Loopholes of Real Estate" - Garrett Sutton"Bigger Pockets: How to Invest in Real Estate" - Brandon Turner & Joshua Dorkin "E-Myth" - Michael GerberBooks in que: "The Advanced Guide to Real Estate Investing" - Ken McElroy"Think and Grow Rich" - Napoleon Hill"Long-Distance Real Estate Investing" - David Greene"How I turned $1,000 into Five Million in Real Estate in My Spare Time" - William Nickerson"The 4-Hour Workweek" -Timothy Ferriss

There is no get-rich scheme and there will be bad days, but your "why" will carry you through those times.

Let's examine traditional, conventional financing (Fannie/Freddie) vs.

I've been listening to BP since buying my first rental while in college (2018) and since then I've managed to leave traditional employment and build a land/development business on the active side while also buying a portfolio of residential rentals on the passive side giving me complete freedom over my time. 

The way I read your question with the phrase “loan programs” was thinking you weee asking more about traditional financing options with lower down payments. 

See if you can find any owner finance deals.Even if they will only carry back a 2nd mortgage fornthe downpayment on traditional financing.