Every home my family has owned has been a "fixer-upper" with instant equity so it seemed natural, and almost expected of me to do the same.

This in return would give us an upper hand refinancing the property together for the next property we would like to get.

Why not try to buy a fixer upper with an FHA 203k construction loan, or a a VA construction loan and get some experience that way.   

I own a fixer-upper in Philadelphia.

My financing is actually resolved (See question body), but I'm looking for what seasoned investors would accept for cash flow in this situation.

Was the duplex a fixer upper or did you just improve it to be able to rent it out for more?

It does not  mean "Close" The really low priced sales are probably fixer uppers so they are not relevant for ARV. 

Google job growth, crime rate, walkability, demographics, etc.With $13k, you should be able to find a duplex, triplex or quad that you can purchase with an FHA loan or purchase a fixer-upper with a 203k loan.Good luck!

At present I'm looking at homes that don't need FULL reno--mostly aesthetic fixes/updating, but still fixer uppers to an extent. 20% down and leaving ample cushion (I think) for reno etc. 

Two options-uppers and lowers different colours (e.g. uppers white and lowers a lighter medium grey or something that goes with the floor), or both a lighter colour.