Just have a few conversations with different lenders and banks and you will find out quickly which is the best option for you.As for finding off market properties, if you can find something off-market it's likely going to lead you into the path of being able to build good sweat equity and taking on some repairs/cosmetic upgrades yourself which is a huge win!

I too when I started got killed. 3 weeks for a bathroom and cosmetic work.

If I'm able to save the $27,000-ish by going with the 5% down that would be preferred so I have the funds to complete the cosmetic rehab needed as well as furnish the place and still have reserves.

An architect or draftsman is needed if you plan to add square footage, move walls around, build a garage or ADU, remove a load bearing wall, etc.If you are only doing cosmetic updates, just hire a designer.Designers can be pricey but it will be money well spend if you have no experience selecting finishes.

I do not mind purchasing a property a a low price and putting in some minimal cosmetic work to build equity.

The cancer thankfully did not spread and the surgery went great but it was not without pain and suffering but the pain was well worth it. 

My plan is to hold the property and make cosmetic improvements so I could 1031 exchange it in the future. 

I talked to a foundation specialist once to come check out some cracks, which were entirely cosmetic, and he said he has NEVER had to repair anything on this side of town due to the rocky terrain. 

General cosmetic feel (how much is it going to cost to get this thing going?)

You can also check if they offer any financing options to make the purchase more affordable.Consider buying scratch and dent appliances - These appliances may have minor cosmetic imperfections but are otherwise new and functional.