For easy numbers, call it $500k all-in.My question is, what type of financing might a lender offer on a BRRRR project in which the primary means of increasing the property's value is not making physical improvements, but improving its cashflow by increasing rents?

Quote from @Jules Aton: Be sure you aren't over improving but if in a decent market I would: -Paint all the wood tone trim and cabinets white or off-white add modern hardware -New light fixtures-New sink and quartz countertops- continued up backsplash would be the cherry on top if you can afford it and the market supportsI really don't believe that you can over improve a kitchen, as long as you keep it simple like we're talking about.

.- I just finished up a $14k rehab to replace flooring, improve the kitchen, make the 4th bedroom compliant, generally update, etc.

Just south of CB are these charming towns with very low inventory and dramatic ocean views and beaches.$1-$1.5M - Bandon/Florence. 

In the meantime, it is best to prepare for when the note comes due as you are doing.One option is to find an appraiser local to you that will do an appraisal consultation and they can give you ideas as to how to improve the value of the property ahead of time. 

So, the city has maybe 3 months of inventory and nicer suburbs have maybe a month. 

@Kate McDevitt Asolutely, here's a clearer breakdown with key points to help you make the best tax-smart decision in this situation:If your uncle adds you to the deed before the sale:You inherit his original cost basis ($180K plus improvements).If you sell at $700K, your taxable gain could be over $500K, depending on what improvements can be documented.You won’t qualify for the Section 121 exclusion, which allows homeowners to exclude up to $500K in capital gains (if married, filing jointly) if they lived in the property for 2 out of the last 5 years.Tax impact:Without the exclusion, your gain is taxed as a long-term capital gain, typically at 15–20% federal (plus any state tax, especially if you're in a high-tax state).This could mean a five-figure tax bill, even if your uncle gifted the proceeds.Better alternative:Let your uncle and aunt sell the property in their name and use the Section 121 exclusion to potentially eliminate all or most capital gains taxes.After the sale, they can gift you the proceeds:Up to $18,000 per person (annual exclusion) without filing.Above that, they can file a gift tax return (Form 709), which uses part of their lifetime exemption (over $13 million), so no gift tax is due in most cases.If deed transfer is unavoidable:Keep records of all capital improvements (e.g., new kitchen, HVAC) to raise your cost basis.Understand that repairs and cosmetic updates don’t count toward increasing the basis.Letting your uncle sell and then gifting the proceeds is the cleanest and most tax-efficient strategy.

Especially with all the housing inventory in both regional vacation markets and standard residential areas this season.  

My second Question, I have constantly read books on self improvement and i am actively trying to improve.

Fewer transactions so far this year and more inventory.