Sellers will not fix it.

I am currently working on my first fix and flip and things are looking good, but I didn't really have time to look at the numbers as if it were a rental unit to hold on to, but now that I am about to finish and sell the property, I am diligently looking for my first buy and hold rental.  

She has no savings and no investments (yes, I know, we are working on fixing that) but fortunately she has no student loan debt or anything besides her car and credit card payments mentioned above.Now, I'm aware of some on the low and no down payment options for her (FHA, USDA, I'm almost positive she can't get a VA loan but I'll double check), but the sticking point would be the monthly payments.

We're on track to spend about $13,000 fixing it up (most of the work has been done ourselves). 

The rules to Fannie/Freddie loans is that you have to loan in a person's name. 30 year fixed rates here with a lower rate than other loan types.

Our original plan was to use that paid off property and refinance it to buy 1 or 2 rental properties, fix them up, refinance pay off the original loan and tenants pay mortage, insurance and it will cash flow and do it again and again.  

My partner and I are trying to get into our first fix & flip project.

I tent to do everything I can to fix things like this quickly. assuming you have a good tenant, fixing a window is a lot cheeper than having to find a new tenant. 

What is your goal, how much money do you have to purchase, and to invest in fixing the asset? 

30 year fixed at 7%+?