One of my concerns with this aspect though, is I only have one bathroom in the home. 

@Rick Pozos I think of I get the roof replaced for 10K yes the proce would increase.

I'm seeking feedback from anyone who has the time ;) and interest to set me on the right path for my first property, potential a rehab (though seller claims roof replaced in 2020), rental, and BRRR.50% confident in the rehab numbers and inputs, and I'm considering if adding a garage will boost the value.Thank you for your consideration and input!

What do you tell yourself when you are forced to put your bottom line over someone's ability to put a roof over their heads? 

Furnaces break, water heaters, roofs, etc.As your question, as noted, every traditional lender will want to see stable income coming in to support the recurring mortgage/HELOC payments.  

In this case, as long as we have home renovation insurance - does this mitigate the 'uninsurable' aspect you mentioned, @Tim Herman?

The repairs are bid at 15k (paint inside and out, laminate kitchen floors, new carpet throughout, replace kitchen cabinets, reglaze bathroom tiles and tub, roof repairs, new light fixtures and electrical work, and some other odds and ends.)

The home needed a lot of cosmetic work and a new roof of the older section of the house.

One for sale has a patio, mine on the second floor has a large balcony.One for sale has a garage, mine does have storage, not for the car,but has a parking spot with the roof inside the gated area.If I would like to bring to a condition like shown ontheir ad on Zillow, it would cost me about 40, 60kHow much more and less is the right amount to lower the price,compared to this one for sale now ?

There was a fire 3 years ago that resulted in a new roof, new electrical system, new siding as well as the house being jacked up a little bit while the floor was open.