All of these expenses were intended to minimize Cap Ex over the years. 

I know this loan product is great for distressed or fixer upper homes, but what if I was looking at a home to purchase that was more turnkey and needed very minimal to renovate or upgrade?

I have minimal experience with house work (minor paint and have installed LVT before but that's it...and it took forever) and would imagine it might just be worth it for a professional to take care of this quickly and correctly the first time.

I personally haven’t found a property (~3br with a pool) in the zip codes mentioned for less than $225k (assuming minimal repairs needed).

I can get a 2.25% 10 year loan with minimal closing costs.  

We made sure to be very respectful of the situation but not so respectful that she mistook our tone for something other than a desire to minimize damages and see her through this lease.

Any suggestions how to create an accurate ARV with minimal comps? 

Closing costs on top of that were very minimal...1% transfer tax, tax reimbursements and some other small misc fees.  

That's about as low tech as you can get + minimal security. 

We used our own money to build it - I am also a GC so the costs were relatively minimal.