Keep in mind that those numbers wouldn't typically include any exterior work (roof, tuct pointing, siding, garage, landscaping, sidewalks, etc...)

Similar to how a lot of roofing companies will replace your roof "for free" because they can "prove" there were strong storms within the area and your roof was "damaged" from that.

I was thinking this would be just for the roof replacement.

Roof, windows, baths kitchen, HVAC, 

The roof and a few heating units go and you've put a quarter of the value into the property in repairs.

This offers the best financing as your primary residence, lowest down payment, and lower risk - because at least you are primarily putting a roof over your head.

It’s tough in Washington State because prices are through the roof in my area so I’m trying to get creative.

Ran into an issue on a house that needed a new roof, was a bit of a process getting it to appraise within the condition parameters.

nothing yet. future plans include roof, flooring downstairs, update kitchen and baths What was the outcome?

One thing I am doing since this is a long term investment is that all homes must be in A+ condition, vinyl siding, shingle roof, with all appliances and move in ready, I don't want lots of repairs to start off, so I pay a little more for quality and everything is bought with cash.