Historically though condos don't bring much equity but do bring high turn over, repairs, evictions and fees....this  means more risk. 

I wrote a BiggerPockets blog post on how to find comps and calculate the ARV of a potential deal: https://www.biggerpockets.com/blogs/8814/68395-how-to-find-real-estate-comps-and-calculate-after-repair-valueHappy to answer any questions about that blog post or the process in general.As far as finding potential deals, those are slim on the MLS and you'll get the largest spread for your buyers by looking off-market. 

We now had trouble several times now with contractors not pulling permits, delaying repairs and costing us thousands of dollars in the process (even if specifically written in the contract).

If the problem was repaired I am not sure you have a legit complaint.

The arv im getting when doing comps is 130k, repairs about 20k i would say because the kitchen is a mess.

Cash flow is pretty tight with some pretty optimistic vacancy and repair estimates.  

Replacement of a shower curtian with a shower door is an upgrade, not sure if I would do it but it may save you further repairs.

I used 7% across the board for Capex/Repairs/and Vacancy. 

I put in $12k in repairs but feel like that might be a bit low considering the listing says it needs "some repairs" which (at this stage in my education) seems to be a big indicator that it's more than just light touch ups.

The house needs a lot of repairs done.