Sounds like your convenience factor is higher than most, so a decent portfolio sale is probably the way to go.

One wrong item comes up, wether it's a structural or foundational issue and your deal could be shot. 

Thanks guys, place lacks decent pictures right now as I’m waiting to renovate, hoping to generate more leads once that’s done and I have new pictures.

(yes I googled 'types of accounting').Any tips or tricks to point me in a decent direction?

The fact that this was their counter, makes me assume you have a good offer by a long shot and so have some room to negotiate.  

There are plenty of homes out there with decent margins in Houston/Conroe area thru wholesalers. 

Use a short-term note, a solid professional team, and you''ll be in decent shape.

It's the same way a bar makes money: They buy whiskey by the barrel and sell it by the shot.

You could also pull off a decent BRRR with that amount.

Personally, for a home I'm going to live in I'd rather pay an extra $5K downpayment and an extra $230/mo at a very low-interest rate than come out of pocket $30K for the dis-pleasure of a decent size rehab in a time of labor and supply shortages.