That said, unless you're sitting on loads of cash or you're happy living on a shoestring budget for the next 10+ years, I have two recommendations on how to get to FI in 5-10 years:1) Dive in.

None of those would be "deal breakers" assuming you have budgeted the costs to fix.

when i ran my initial numbers my profit margin was only about $5000, if everything went smooth. of course i went over budget, im in a very small town, my reputation and learning meant more to me then profit. however, luckily the market went up and and i was able to make a profit.

With experience we can accommodate 15% down and 100% of the rehab budget funded.

This is how you'll determine your total repair budget, which will dictate your MAO.Getting the seller to accept your presentation of the repairs and the budget carries you most of the way toward getting a deal. 

She doesn't want a new mortgage payment at all, as she's budgeted with her social security now.  

I live in Colorado Springs so the market is very hot, but SFH prices are quite high, and multi-family is seemingly out of budget. 

Here's the interesting part:They're only asking $9k because the house needs to be raised prior to repairs because of flood zone.I know raising a house is expensive and would take a huge chunk of repair budget, but with asking price that low, should I try to get this as my first BRRRR?

Budget 200k.

While driving by,    we have observed a truck parked in the driveway and seen the front door open  indicating someone might be living there.