Your best bet is to borrower the downpayment (although, if your property doesn't debt service, you won't cash flow)

Rentometer as @Tommy Katzenellenbogen said would be another fantastic bet. 

I’m betting someone who rents out 1950’s homes in the Midwest would use a percent higher than 0%. 

If you're going down to the studs in the bathroom already, tearing out the window trim/stool/apron is probably the best bet.  

Sorry to not offer a connection, but for this one I think your best bet is to find the "land specialist" realtor in the area and get a CMA.If you want an extremely precise number hiring an appraiser is most likely the move. 

It would never appreciate to where it would be worthwhile and great cash flows on paper but not gonna happenI would bet this is common in many of these other urban low priced areas.

Others suggestions of a HELOC or DSCR loan may be a better bet for you with less tax return type of requirements.

I'd bet that you'll be able to refinance within those two years and your returns will look better.

And the neighborhood is even more critical as he said.I'd bet even a veteran Contr like Mr Paul would hesitate before giving a rehab $$ number based on a video alone.It will take you years of actual doing before you could even get a number from a walk-through.

Your best bet is to learn all you can and earn all you can over your first 2-3 years of college.