@Joshua Dees I can recommend some contractors that work in your area that have done great work from rental cosmetic updating to full flip rehab.

And we are approximating 5k (I'm being conservative) to fix up minor cosmetic issues (we already had an inspection).  

Just cosmetic work, no roof, windows, siding, hvac or any other larger cost items? 

One property needed only light cosmetic rehab and the other is pretty much needing a full rehab (not quite a gut, but close to it).  

I'm looking at buy and hold SF properties and would like to spend about $200,000 (give or take a little) where I can force about 10-20% appreciation with some repairs (changing dining room to bedroom/cosmetic things - no foundation work). 

VA loans and standard FHA loans have strict guidelines for the condition of the property, so if you're buying a fixer-upper with one of these it needs to be very light rehab work (basic cosmetics, cleanup, etc).IMO, yes you should approach multiple lenders (at least 3) and at least have the conversation about rates and terms.

By the way, don't use a plumber; it's not rocket-surgery.

In general if you can't close on the house but it needs work before you can live there (not counting cosmetic / light stuff) they won't loan on it...if you want to house hack it you could try a 203 loan

Two properties on one lot, renting out one while I lived in the smaller one (With a roommate) after I cosmetically rehabbed the property.

Thanks for your responseAfter doing some research I found out that the property does need a little bit of cosmetic work I'm doing a walkthrough this Sunday so I will have a better idea of what work needs done the property was once a double that was de-converted, also there is a lien on the property of about 18k which raises great concern, seller says they will take care of the lein at closing.Thats all the info I have for now until Sunday.