I would suspect you would be better off talking to a reputable turnkey provider.

In such cases, the property should ideally function as a flip, benefiting from either market appreciation or improvements ("forced appreciation") to maximize its value. 

Without collecting some kind of fee I just don't see the value proposition here. 

When I report the value of the asset that I am taking the Distribution from, is it still $500,000, as per the current appraisal and receive $50,000? 

For appreciation, check out Columbus—it's been booming with tech giants like Intel, Meta, Amazon, and Google driving up property values and job opportunities.

That seems awfully high to me. 

I encourage you to keep your goal high, but keep in mind that buying a property with an ARV of 250-350 will be difficult to find at 80.

I look for value-add opportunities and there won't be much with new.

I'm working towards Energy Star in my new 4 unit build because it's fairly easy to get slightly above code and cheap to have the raters come and certify you with the Energy Star label which would add value for the tenants especially for people with alergies or aesthma. 

@Jon Klaus I would highly recommend it for her.