I am currently thinking that the ARV of 160-165 is accurate and I will be able to cash out refi and have no money into the deal but you are correct it will be a cash flow negative.

You need to pick an area to get a correct answer to this question.

Current plan is to rip out the carpet, it's trashed, and replace with LVP (one of the four colors, not sure which is best to choose... see attached image), replace the laminate counter with granite.

Then figure out a standard of living your comfortable with and that will tell you weather or not single family or multifamily is the correct route for you.

Hello, I'm with Lennar in San Antonio and James is Correct, I have Homes available now to investors with incentives and price reductions all over San Antonio, New Braunfels and Seguin!!

My favorite link for the proper order of investments is https://mymoneywizard.com/correct-order-investments/.Jump in.

It costs around $1,300 or so, and I believe (at least for me) the peace of mind that it is done 100% correctly is worth it. 

Then form your conclusions, then build your systems based on these findings and when you do it correctly...All these leads come to me.

@Nick BurrellYour mentor can't be more correct. 

While $8,500 definitely seems expensive, $2,000 is probably not enough to do this correctly.