My DTI is extremely low ( under 5 % ) I have a feeling based on my income and minimal debt that the bank would lend me upwards of a 750,000 $ or more.

Given the age of the home (6 years old), there should be minimal capex for quite some time.

You also need to look at what time of year you are doing a project with the weather and what time the exterior shell would be finished for TI build outs and occupancy available for tenants to open.I am getting stuff for dark for 40 or 50 bucks a foot with minimal TI build out inside.

Don't waste your time with an FHA or anything with crazy points. 

Having said that education and networking will be two things you need to do to minimize your risk with investing.

If the seller has nothing to gain from the sale, they likely wont cooperate and you are wasting your time.

You're totally right that if I find myself carrying cc balances, it would stress me out and I'd feel that much more of an urgency to see the property sell for a price that would allow me to completely pay those off in full.You're also right about how stressed and distracted I'd be if I'm back to a 9-5 with a rehab going on and I'm not there to make sure time isn't being wasted.

If they can't provide it or it is sparse, I am not going to waste the time to see it.

It can look pretty but if it doesn't resonate with who you're mailing to and if it doesn't offer something they'd be interested in, it's a wasted mailer. 

What are some of the options she can do to either recuperate all or some of her down payment or actually close on the house in time to minimize or nullify completely any additional fees?