EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

What would you do for the kitchen and how much would it cost?

If you only have 30k liquid total for downpayment, closing costs, etc., you might be cutting it way too close to really do anything. 15k is the bare minimum I suggest for reserves or oh no money on any project so that doesn't leave you a ton left to work with.As @Glenn Banks said, 203k is probably your best option because it's an FHA loan and you can do low money down and the reno is baked in, but the reno is complicated.

Their initial purchase price or interest rate ect doesn't effect my underwriting.

Subject to the existing mortgage of 170k @4% originated on 1/1/2022 plus catching up 20k of arrears/escrow/legal fees and then eventually Airbnb Furniture and holding costs of another 15k from private money.

Costs could easily escalate to $65/square foot or more depending on how fancy you go.I am also converting a large warehouse that will include some large RV and boat spots.

It would probably cost me between $100 and $115 per sqft to build.

First and foremost offsetting w-2 income will only or mostly come from cost seg and bonus depreciation which currently is at 60%.

Costs would be $300K - $400K depending on how big, how nice, etc.  

We financed the 6th St E deal using Partner Driven's capital, covering the $135,000 purchase price and $62,000 in repair costs.