and or your going to have to put up EM at some point .. so you need that money.. you don't want to lose it because your lender backs out.Anyway those are a few things to keep in mind.. right now finding properties at 70% ARV minus repairs is pretty tough to do.. and virtually impossible for a beginner UNLESS they are willing to spend thousands on marketing and go direct to sellers.

We will make the needed repairs.

@Brian Dombrowski any time you are providing private money, whether for equity or as a loan you best bet is to have a lawyer that specializes in RE draw up the agreement and assist you with the structure.There are a dozens answers to your question depending on many items, with who and if all the investors are under the same LLC etc. etc.Every investor I know that has done private financing had their lawyer draw up an agreement that the "borrower" accepted and signed. 

You can go in and secure the property and make any repairs. 

It's enough to cover down payments on two more properties similar to the ones that we have been buying, however we are contemplating paying off one of our duplexes (about a $95k loan) and take a quick break from purchasing to let our finances calm down and deal with a bunch of repairs and other extremely busy life circumstances that we have going on.

 Yes you can use equity in a property for a cash out loan to fix the property or you can get a construction loan on the property based on the after repair value. 

As much as I would love to do the BRRRR tactic, I am not confident in my rehabbing abilities and am just looking to go with either a ready to move in, or one that needs minimal repairs.

I guess we can do a walk through and discuss the price in advance, what are the rules of thumb for figuring out a fair price for repairs, cleaning, maintenance etc. ? 

We have pulled it off multiple times but so far only when assisted by market appreciation. 

Who told you the 13k in repairs?