You can always make your offer contingent upon financing, that way you have a little more flexibility if the appraisal comes in low.  

All three houses cashflow and she is not interested in selling at all as this is her retirement plan and main source of income, however due to excess cc debt, a high DTI, low credit score and lack of financing options, she is extremely cash poor. she is at the point where she could and I think should declare bankruptcy on those cc's, and move the houses out of her name. in order to get financing, all houses need to be in LLCs, which they aren't.in order to kill a couple birds with one stone, my mind goes straight to 1.

While the potential rental income of 4K is noteworthy, it's essential to consider various factors.The local real estate market conditions, property management costs, and potential maintenance expenses should be factored in.Additionally, evaluating investment alternatives like the stock market is prudent.Renting out a property can offer long-term benefits, but careful financial analysis is crucial to determine if it aligns with your overall investment strategy and goals.

Buy hold investor, it’s a new build interest rates were at a all time low How did you find this deal and how did you negotiate it?

Should I put a low offer to help compensate for the potential repairs that are not clear yet until the house is inspected ?

I think I understand your desire to take out a low interest loan, then lend out that capital to your builder at a higher rate of interest, pocketing the spread as profit.- What rate are you intending to acquire your loan?

If you don't need the 20k for the next couple of months and you have low risk tolerance, it would be safer to use cash.

I have good credit (730+) and solid income.I am currently lined up for a conventional loan with ~15% down, 6.5% rate, and low closing costs but this would use up most of my liquid cash (minus emergency fund).

They all have very low loan minimum amounts.

There are always many unknown factors but I will tell you my most recent property was a bank owned rental property they tried to rent it for $2,000 then dropped as low as $1,750 but when I purchased it I had multiple section 8 parties interested at $2,100.