Now some of that CAPEX was elective to improve the property and increase rents, but still I can assure everyone that CAPEX is very real and is probably is over 10% of rents over time.

Don't wait or give a third chance- put your best people on your biggest opportunities.5.

I'm not a finance guy and i don't know your financial situation, but you would probably need close to a 200k yearly income to purchase that on FHA loan and i have not seen too many young families to be able to do that.I'm guessing you are already pre-approved though if you are already working with other realtors.My advice to you would be to be more realistic with what you want and what you can afford and what you should offer to a property you like in order to have a chance to get it.If you had purchased a 400k property 2 years ago, you would already have about 40-60k in appreciation so keep that in mind next time you put an offer on a property. 

Since the property is in the family is it possible to do seller financing and still get a 203k loan for the improvements?

I also let them know via email or maybe a small gift card when I WONT be raising rates even though the power co did... gives you a chance to recoup a loss for idiots who leave taps on or don’t report a leaky toilet and also gives you a chance yo remind them you’re eating an increase that as a homeowner they would be required to pay.

With a $229,000 Market Value the all-in is $171,750.As you stated it will be hard to force enough appreciation (with minimum cosmetic improvements) to get you out of the FHA loan and still get cash back.  

I’m realizing I should perhaps pay cash on a rehab in a decent location, put in the improvements before refinancing and moving on.

I originally want to seller finance and refi out later on after making minor improvements.

If you take the cash you have to improve 1 side 1st, this may raise the property value enough to refinance in 6 months.

I will review this and get in contact with some of you about how I might improve that(3) $100 per month csshflow on a property is acceptable cash flow.