With 18k out of pocket for repairs because of the loan amount over purchase price & $400 monthly income, that's a 26.7% return. 

Also, saying that you need to get the concrete done anyway and don't have that kind of cash on hand leads me to believe you might want to think about getting some stronger cash reserves or your own lines of financing before proceeding; I've got credit cards with credit limits double that, where I could self-finance those kinds of repairs if necessary, but that's not a big enough hit that I'd have to worry about taking out loans on paid-for houses. 

Repairs $28,500 roughly $34k in ARV $85k Rent $875 Taxes $95 Insurance $75 Termite $50 Repairs $80 Cap.

We have two of everything as a backup like you, extra washers, dryers (gas and electric), stoves (gas and electric), refrigerators, dishwashers, sofa beds, modems, televisions and repair parts for all the previous items.We don't charge a cleaning fee because most of our tenants leave them fairly clean. 

Total repairs of around $150k. 

I currently work at a dealership an I also have have my own business doing windshield chip repairs, while learning how to evaluate an Buy deals.

The problem:  Jane Doe wants to sell but doesn't have the money to pay for new carpet/paint/gutter repair...  

The way you get around that is you write an offer with an inspection/repair contingency in place.

Since I can't prove it was them, I'm not making them pair or repair and am working tirelessly to track down and resolve the "issue".

I also agree that 3% for capex and repairs is pretty low unless this is a new build.