These include bank accounts, stocks, bonds, mutual funds, and so on.

This share includes both cash flow and equity.

@Brandon Capelle My thought has always been to include those utilities in the rent as its typical for the area and good tenants would not allow you to charge full market rents plus water and trash. 

They met with numerous others including PM companies.

What are some ideas for tapping into that -- which would include reasonable terms (not interested in hard money, e.g.)?

I'm looking for someone with handyman level skills who wants to do more and is capable of doing more including some GC and project management type work.

Seller is probably worried you will try to negotiate after inspection for something you will toss anyway or for something you should have seen earlier and included in your offer

-based consultant Eilers & Krejcik, predicts that sports betting in Kentucky will go live as early as 2021 as part of a wave of 16 states that includes Indiana and Ohio. 

An example is your $200k property cost you $40k down payment and $3,000 closing cost = $43,000 out of pocket investment  If you property Nets you $1,000 per month cash flow you actually start making money on month 44 because this is the first month after you've hit the break even point provided you don't come out of pocket for anything else.On this example if you collected your reserves at the right amount and don't get hit with large vacancies, you're making from year 4 going forward not including any appreciation.  

Total budget including rehab and furnishing would be around $150k.