John Kaspar So there’s a good chance that they’re a wholesaler and would love to add you to their “cash buyer” list.

If you "cash out" all three properties at 70% (so you aren't over-leveraged), I'm estimating that you have about $95k that you could pull out in "cash" by refinancing. 

Would a HML be my best bet on this property .......... as i may have a better chance for being approved to do most of the repairs , as well as Having the best chance of getting a loan for the property?

Since it is a C in a B area there is also a good chance of appreciation.

Or do you estimate to the best of your personal ability and fill in the gaps, time permitting, with some subcontractor estimates?

I’m estimating $1,000+ per acre.

I think that curb appeal outside and inside is very important. as the saying goes- you only get one chance at making a good first impression.

If the seller is not willing to allow the loan to be assumable, then you are taking a big chance.

If so you would likely need to pay the estimated repairs out of pocket and it would increase your cash down for looking at cash on cash return. 

TOTAL CLOSING COSTS $6,523 D + I $6,523 ----Estimated Closing Costs $6,523 (Includes $4,449 in Loan Costs + $2,074 in Other Costs - $0 in Lender Credits.)Closing Costs Financed (Paid from your Loan Amount) $0 Down Payment/Funds from Borrower $1,633 Deposit -$200 Funds for Borrower $0 Seller Credits -$4,200 Adjustments and Other Credits $0----Estimated Cash to Close $3,756 Includes Closing Costs.