I bought the house for 53k but then I had to pay for roof replacement (4.6k) and some repairs (6k - paint, cleaning, new appliances, insurance first two months payment and more).

Approx before this date lead paint, non modern electrics etc... wiring post 1980 is considered modern.

I was wondering if I could get some advice on how to present the deal to the seller, specifically a seller who is not open to, or is slightly resistant to an owner financing deal.  

The big benefit they have is they have in house maintenance staff so they don't call a vendor for every leak, repair, paint job, etc. 

Lead paint, asbestos, galvanized pipes, cast iron waste pipes, knob and tube wiring, ancient HVAC systems, and windows that need replacing.

They did pay the property taxes on it through the current year.It needs all new floors (2100 sq ft), paint throughout, some new doors (they basically trashed the walls and floors), and beyond that I don't know.

If you can't see that, or want to try to just paint them all with a broad stroke of being lucky (and some of them were, no doubt) then I can't really help you out by sitting down and showing you examples as you are literally surrounded by them.Many ways to make returns in RE, cash flow being only one of them ... and no I'm not saying anyone should ignore that one, just consider it along with the others, over the entire lifetime of the investment ... this is sound practice in any market IMO.

I seldom do large scale remodels, it's usually cosmetic upgrades, cleaning, carpet, paint, appliances, etc. 

Lots of people are hesitant about that area, but the properties are still cheap, and there are LOTS of 2 and 3 unit buildings that just need lots of paint, flooring, and drywall.  

I'm in the process of setting up a flipping business.I have fifteen years of remodel experience but have been out of it sense the lead base paint issue went into affect.What kind of issues have you guys as flippers had to deal with dealing with lead based paint??