We are looking to buy a house of our own and she asked for some time to save, so in the meantime, I was going to take some of my extra savings from sharing rent to start investing on my own.However, from day one, living in the house has been a nightmare. 

Actually, that extra 800 is post-addition of a bedroom I realize- its now a gross rent of about 6000, which I still think is workable.

If your whole sale runs you a extra 10K are you financially OK with that?

I don't know all the details but if you PM me I can send you her contact info. 

I do some legwork and find out the actual agent XXXX (who is a victim in my assessment of this clusterXXX) and confirm the property is in contract, I get some additional details, and confirm she is not affiliated with Keller Williams *OR* the "as a courtesy we created an account for you" folks.So- to sum up. 

I haven't got the PM involved with the underwriting as I try to do a quick analysis to see if it works before I dive into the details.

I was going to just request a HML for just the purchase vs. the 70% ARV, as I can cover the entire rehab with my own funds but the cost difference does not seem to be worth putting up the extra $17,000.

i'm still trying to get my rentals to behave properly :)   Feel free to send me details though. 

There needs to be more details in your question about what your plans are for there to really be a solid answer.

@Mark AndersonI think you're risking to drown yourself in technical details before understanding the big picture.