Repair costs would be $150k.

Say 50% of that goes towards repairs/maintenance/vacancy etc.

Living/Dining Room:Demo & Prep ($1,000):DIY carpet removal and ceiling work.Professional for electrical work.Flooring ($2,250):LVP or good-quality laminate.Paint & Trim ($500):DIY painting.New trim.Lighting ($1,000):Update existing fixtures.Drywall/Plaster Repair ($300):Patch holes and make repairs.Window Treatments ($500):Blinds.3.

No lender will lend on a deal that doesn’t make sense.4) After the appraisal comes back you will get a document that outlines the amount to be borrowed and all fees that will be relating to the loan (I would suggest to ask for an example of this document when you are searching for an HML so you will know what fees are going to show up).5) Close the loan at a title company of your choice.6) Begin work and make draws on any repair balance.

A major repair can blow your entire budget.

With ZERO cashflow, the rent exactly covers repairs, taxes, PITI etc, even 20 years from now when you’ve doubled the rents because you were behind at the beginning. 

Generally when sellers say "cash" it really means they do not want to deal with contingencies,  short closing period and/or do not want to deal with needed repairs. 

I'm looking to stay away from fixer upper BUT I'm ok with general repairs and small work like paint and flooring.

Ensure you have reserves for vacancies or repairs, properly screen tenants, switch to landlord insurance, and keep detailed records for tax time.

.- Build Relationships with Vendors: Getting quotes from local contractors or vendors for common maintenance or repair tasks can give you a clearer picture of recurring costs.