Im looking at doing a refi on my primary to do down payment and up dating on a rental...once updates complete on rental should rent for 800 leaving  400 a month cashflow...my thoughts are to build up 6 months of rent for problems arising on the rental..then pay myself back putting the extra dollars to paying off my primary home quicker 

If you’re looking to flip you’ll probably be looking in your local market so I’d recommend “driving for dollars.”

Are there other items that give minimal impact to an appraisal but could be higher dollar repairs? 

Driving for dollars.

Welcome, driving for dollar is a good way to start looking for properties in a competitive environment or finding other lists that are difficult to get- eviction, tax del, code violations, etc.

If they don't offer you fixed rate options, then ask for reasons why and what you can do to obtain said terms. 

I am new to wholesaling and trying to get my first deal I have a couple of leads I just need to get an assignable contract , who can I contact or where can I obtain a assignable contract.

However, since this is a high dollar property you should be very clear with the owner that you are not the buyer. 

I think this really impacts product with deficiencies, where last year at this time they were being sold for near top dollar, they are now not even getting the time of day.

With a 1mm dollar raise as you indicated these costs could easily be even more.