Homes in that area range from a million or two on one end of the field to the high six figures to the other end. 

I am seeing prices for light rehab (some Sheet rock, paint, grout, caulk, moldings) for about $3,000 for a one bedroom unit- I mean there are so many ways you can define what is light rehab vs medium etc- but I got a few quotes for painting/some sheet rocking, new moldings, etc and that seemed to be the range (like 2500-3500$ for a one bedroom) including materialsplus an additional 300$ to clean out debris, and window repairs I'm still waiting on separate estimates for but can share information on what I get back :) 

If I keep my costs within that range I have a good chance of getting my cash back.  

If you are offering $45k, can I assume repairs are in the $20K range?

They won't move, it's priced below market , I think they know they wouldn't get something within that range, I priced in low because this is one of the less salubrious areas@Nathan G.

Taxes, insurance, water and electric are $4,000 a year total. 

It is not on city sewer or water. 

I'd say it's worth it to go on the upper end of that range for yourself, assuming your lender has told you that you do in fact qualify for up to $350k.If you want to rent it out later, it's best to stick to the lower end of that price range. 

The property is newly renovated pretty  much all around.New floors, kitchens, bathrooms, paint and trim, 2 carrier ac units, new furnace, 2 water heaters, split electric and gas.Natural gas, pub water and sewer.I will be wrapping closing costs into the mortgage.Ideally, this will be my first home so I will be using this for initially a house Hack, but planning on adding 1 master sweet with walk in closet and bathroom over the empty space above the garage.I was just toying with the numbers to see when we move out if this will make money monthly.

There’s a wide range of people that live in that area.