My other concern would be if I could force enough equity to get a higher appraisal than purchase price. 

Based on the comments I've received, it seems like maximizing the down payment I can afford while remaining realistic on additional costs is the best way forward.

I would just add that some of those lower priced, cash-flow areas will also come with more intensive management requirements.  

Wishing you the best going forward.

HelloDo you have any general price per square foot (or other measures) that you use for general light work?

It still hasn't sold and it appears they raised the price $5k.

@Brenda FreemanI think seller finance can make sense when you can get an at or above market price; you don't need the proceeds; you want the monthly income; and delaying the proceeds will make sense from a tax perspective.If you are saying there's an existing mortgage you would have to pay off yourself, then I don't think that makes any sense - why would you want to invest your own cash to make this work?

Purchase price: $505,000 Cash invested: $55,000 Sold our first condo and used the equity as down payment and for a couple upgrades on this this single family primary residence / house hack.

The price point they are looking seems lower. 

Most of my experience has been in long term rentals but looking to move in to flips in the lower price points in Oklahoma and surrounding states.