You have no expense for insurance, repairs, vacancy, or HOA this is a townhome so I am going to assume it has HOA. 

On turnkey I am offering around 80-85% on the comp and on the fixers I am offering 60-65% of list which equates to about 75% of ARV with repair costs included.My struggle is that I know I can cash flow at List price.

Also need to remember, most buyers have a home inspection done and then can come back asking for additional money towards repairs etc.  

This one is easier as there's natural gas lines and I can just convert it over but still pricey ($5-7k)The seller doesn't have the funds to make the repairs so I'm trying to find a way to make this deal happenWithout getting bids, I'm estimating about $15-20k for rehabbing these items (FEEL FREE TO TELL ME I'M WAY OUT TO LUNCH)....this is on top of the $5-8k I budgeted to put into the interior.I'm not a flipper and was looking at this as a buy and hold cash flowing property.Looking where to go with this one:A) Reduce offer by $15-20k to $155k- Cons: I'm going to have to find a loan as I need my capital for other purchases in the hopperB) Reduce to $160k and get $5k in closing help- Cons: I'm still going to be out of pocket but b/n closing help and reduced downpayment would be able to get most of the work done and just put the rest on a credit card and use the cash flow to pay it down over the next 12 months.C) WalkD) Other options???

@Matt Shields ok so that’s what I should be looking for to go ahead and get my first rehab funded.

Regardless, getting it repaired needs to happen ASAP. 

If you feel the dogs are friendly and don't think they'll bite, go ahead and sign it. 

Only minor issue in the last 4 years is one time they fixed something without using the home warranty on one of the properties (higher repair cost in the end).

The answer is turnover costs (different than repairs, vacancy, etc). 60k houses rent to C/C+ residents.

Here is a list of items that a hard money lender would like to see:Project Financial Analysis - Breakdown of your financial analysis for the project showing your ARV, Repair Costs, Buying Costs, Holding Costs, Selling Costs, Financing Costs & Projected ProfitRepair Estimate - Summary of Repairs broken down by CategoryProject Scope of Work - Detailed breakdown of all Estimated RepairsComparable Sales Data - Comparable sales analysis of at least 3 similar, recently sold compsProperty Photos - Photos of the existing property conditionYour Resume - Your resume of past experiences, & action plan for the projectI have uploaded a sample Investment Presentation in my fileplace as an example:https://www.biggerpockets.com/files/user/drobertson/file/sample-rehab-investment-presentation-for-lender