This property I am  needs a complete gut but i can do the flooring, drywall, canets, bathrooms.

Yes, one of my biggest concerns and unknowns is how much a gut renovation would cost since I don’t have that experience.  

If what the seller needs isn't what you're offering, have the guts to point them in the right direction.

1st off- Kudos for your enthusiasm to tackle a difficult problem; adopting new materials and building science understanding on really old structures.Success levels for energy retrofitting will be directly tied to the level of "gutting" you do to the old house, especially trying to add a vapor design and passive ventilation retrofit. 

This remodel included all new plumbing, a complete bathroom gut, all new flooring, exposing the brick fireplace, all new appliances, paint inside and out, etc.

The house passed full gut rehab.

I plan on gutting the rest of the bathrooms and making them more modern than what's currently there. 

I wouldn’t have had the knowledge or guts to take a plunge if I hadn’t joined in.  

Go with your gut and stick to it.  

I do not have personal experience investing in flyover states, so take this with a grain of salt.This is my 'gut reaction,' which could 100% be totally off & I'll defer to those with actual experience 100%...Any place you are buying that has tenants paying 2x in rent what they could otherwise pay in PITI because the [ $70k * 3.5% = $2450 ] down payment is too much of a down payment for them to save up, isn't exactly going to have high quality low maintenance intelligent people as tenants.