I have a several limited partners who will be contributing equity into the deal ranging from 10% to 50% of the total equity with me contributing 25%. 

I'm not adding much for advice here however, just pulled up my Zestimate and they range me $115,000 - $200,000.

I'm looking at various HML's trying to find one who best fit my needs and I'm looking for quick, cosmetic fixes that cost no more than $150k to buy and no more than $15k to fix up that'll have an arv in the $185-$200k range. 

In this range, half of all sales are cash, with most of the other half 10-20% down conventional loans.The higher the price point, the more cash sales there are.BUT, at a lower price point of 225-325,000, half of sales are FHA or 3-5% down conventional financing, so you can certainly go with a lower down payment and still be competitive. 

There are a range of different short and long term financing options available today that have zero DTI/personal income requirements and instead rely on things like the subject property's cash flow (DSCR). 

Because of where Redding sits in this sort of bowl in the mountain range, smoke from even far away fires will sit on top of the town.

., complete with a full bath and an oven/range free kitchen.

I've spoken with property owners in Danville and Martinsville VA who (a few years ago) were looking for pricing in that range.

“Good rental property”This is a wide range of properties.

Quite a few little condo/apartments springing up however, and was checking out how the math works on those especially since the $100k-$150k range is pretty easy to budget personally.