Look at other properties that are for sale in that price range and see what kind of appliances they have.

@AdamIt also depends on what type of property you are looking at and at what price range.

Seller has granted to accept preemptive high offer looks like 1.1-1.2M range.

I have experience ranging from boots on the ground doing the work to being the draftsperson drawing the plans, and that coupled with a great contact list of experienced and qualified contractors will really help me on my journey. 

With that price range you are absolutely correct in choosing the Riverside, San Bernardino counties.

(and at 85%, you had better be waling on water with your credit and DTI!)

There won't be many cash flow opportunities with PMI and properties in that price range unfortunately. 

I think that's high, and worth bargaining, but even still, the houses range from$45k-$70K each on Zillow.  

But whenever I actually call up a lender, I usually get a soft quote in the range of 5.50%ish and a large bank that I have a long relationship with won't even lend at 80%. 

HOA $255 monthly (covers water, outside landscaping and roof repairs).