Im able to get discounts on these properties too but able to ease my seller to move forward and accommodate them without putting the stress on them of completing the repairs themselves. 

As far as tapping into your equity, HELOC is a very popular option, just make sure you work with a lender that hasn't historically been known for randomly reducing or closing the line of credit.

Anywhere that you can buy property under market value, force appreciation, cash flow on rent, or use real estate to build wealth and reduce taxes is a good place to invest.

First, if you try marketing it pre-completion, with no customizability, you are reducing your buyer pool who wants to see it done which may drive your price down.

I’m sure this is stressful on your tenant.

If I subtract vacancy cost (4 x $3,200), the net rent reduces to $19,200/Yr, or a 4.8%.

All else equal, the fans usually keep the tenants cooler without using A/C and they can reduce their costs.

If it's not been on market that long...they probably aren't ready to reduce that much. 

Personally, if she is otherwise a good tenant and has never caused me any trouble, I'd let her reduce her rent.

The seller has offered to reduce the price by 10K and I have accepted the offer.