Initial thoughts had me at 200k so I'll have 40k for repairs, but then a friend told me her bathroom required 10k in repairs, all through a contractor though. 

Do be aware the bank will looking forward market value, it won’t be a big discount. 

You can actually even sell and purchase on your own without a broker but with limited knowledge and experience in the field, you'd be discounting your own returns in the long run with limited short term savings. 

This is a great forum with very knowledgeable members that will help to guide you in the right direction.I really like the alerts feature that can quickly guide you to current topics that may be of interest: http://www.biggerpockets.com/alertsThere are some pretty nice discounts on many products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/pro

The bathroom vanity tops where in terrible condition so I bought some clearance quartz counters and new faucets and installed those.

Two big master suites with king size beds and two big bathrooms with jacuzzi tubs and separate showers.  

The keys that I’ve discovered up north is to build your relationships with realtors and people in the trades to get the best beat on what’s for sale off market, and to keep an open mind out for alternative uses for buildings maybe no one else wants that you can purchase for a discount and then repurpose easily to fit your needs.

A 'fully trained' pet I'd be worried about is a dog, since when they are untrained they have the potential to use the bathroom all over the house.

Paying for their moving van and forgiving/discounting back rent due in order to get the lease terminated and the tenants out might be a much quicker/cheaper option.Just a thought. 

The current value of the home is now 290,000 (2021); When I have finished the new kitchen and bathroom components, I believe it will appraise between 360k - 410k, depending on timeframe.