Cash out refinance is an option as well, but it is not very appealing at this time (background here is $330k left on mortgage at 2.65% rate).  

I would not even call Evolve a PM, but as you alluded to in the final paragraph a marketer.For 7 of our 8 years in business we were full service only, we are now doing limited service to appeal to people disillusioned with Evolve.

If a 2.83% return AFTER TEN YEARS, which is basically a negative return if you account for inflation, is something that's appealing to you....then by all means...go for the WL policy. 

Leave one side empty or you won’t appeal to owner occupants. 

Better curb appeal?

First, we invested $25,000 in targeted repairs and renovations to enhance the property's appeal and functionality.

However, I think, with REPS, we can deduct the expenses and depreciation against his W-2/K1 income which make the overall picture look appealing.

Updating these areas can significantly increase the property's value and rental appeal.2.

We bought the property for $218,000 on 2/28/2024, spent $2,500 on repairs, and enhanced its appeal with minor touches.

There is also space to park 4 cars.I will be back in the area early May, so if this sounds remotely appealing, we can chat further on a call or meet in person when I am there.