ON my latest subdivision I built we have a 15 foot right of way for the major sewer line on one lot and we let the owners know that they may want to do just light landscaping or just bark dust it/ or out east I guess its pine straw. 

With fresh paint throughout inside and out, brand-new roof, dual HVAC systems, updated water heater, stainless steel appliances, lighting fixtures, outlets, countertops, and PEX plumbing just to name a few.

Financing: Would you try creative strategies like seller financing, BRRRR, or syndications, or stick with traditional loans?

How are people buying multiple non owner occupied properties on fixed rate traditional 30y mortgages? 

Given your budget you can definitely find a great property in a C class neighborhood, whether you're looking for a turnkey property or something that needs light cosmetic work, your buy box offers a great possibility to find a solid first investment.

This probably implies FIRE in his 20s, but I hope he is passionate about the path he has chosen and excels at it until at least a more traditional retirement age.He started the 2nd rehab he is leading.  

Are you sticking to traditional banks, exploring private lenders, partnerships, or maybe something creative like seller financing?

We have minimal resources as far as money goes, but we have a relatively long list of upgrades (window treatments, hardware, light fixtures, paint, etc).

As we get back to a more traditional market CoC may not matter for people. 

If you're trying to make money without ownership you might want to consider traditional wholesaling by finding discounted properties off-market and then selling to investors.