Appraisals, Lenders and Rates : Beyond the transactions that were literally in process (sales, listings, leases, seller carries) are properties that remain amongst vacant lots.

Seller finance the property- ask for an up front, non-refundable down payment of $XXX (which could be used as his primary residence down payment), payments of $X over X years at X interest rate with a balloon payment in X years2.

Include in your model rates going up by 2%, and just make sure you enough cash to cover. 

Rates are a bit higher but if you can leverage up to do more than 1 flip at a time, it will be worth paying the lender fees.

., $300 for paint and supplies) and add a fair hourly rate for labor.

This may kill your cash flow due to high interests rates though. 2.

I do need a property that is not very expensive, which is why I have been looking into Clevland due to their low selling prices and high appreciation rates.  

Especially combined with the high interest rates right now. 

If you're comfortable living where you are, equity in your current property or your savings rate would be the two other ways to get your next one which is going to be much slower.

The resident is great and the rent rate reflects that.