Hey Grant,Congrats on looking to partner up for a property!

RES rates are lower with a 30 year amort and you can buy down the rate but that is increased closing costs on top of already high closing costs.

I’m less concerned about the small items, and I focus on where big costs surprises can come up (new sewer lines, breaker upgrades, galvanized piping, etc) so I can re-trade my offer appropriately.

It just needed cleaned up and redesigned.

Due to the cost, that is about the bare minimum.

In this market that's hard to find cash flow, I'd offer to look into a live-in-flip to get your feet wet & a solid understanding of rehab costs. 

There is likely to be significant turnover costs on that unit as well.

The owner isn't too keen on putting it on MLS and rejected working with realtors but willing to sign a contract with me. 

Stillwater OK should rank up there.

Like the previous post said pricing will depend on condition and many Yorba Linda renters expect at least a moderately updated home. 3 bed 2 bath start in the $3,000 and will go up from there depending on location and amenities.