Then I could consider what you are comfortable with rehab-wise, most people only want to do cosmetic items because it's easier.

The answer really depends: presumably, the student loans carry a low interest rate relative to typical investment returns.  

Still needs more work to the tune of about $15-20K.Also I had to carry the property much of covid while unrented. 

You need to make sure you have enough coverage to replace all those items. 

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Hiring a real estate attorney will probably be necessary for items such as the purchase contract.

Maybe this is in the owner's expenses already, but if not, that leaves $62/mo for everything else, while still maintaining $540 of free cash flow.One of the biggest items that should be easy to figure out is real estate taxes.  

@Kallie Cornett, what is the age and condition of the major items in the house?  

I would recommend asking the sellers to carry 20% and you finance 80%, essentially putting you at 0 down as that is what it sounds like you are trying to achieve. 

Not sure current FHA rates, but there is also PMI and can carry some significant fees up front that you don't have in there.I am also curious what you have planned for a $20k rehab budget.