The cost to furnish and get a place market ready is stressful, exhausting, and expensive.

To understand this gap, I would love to get my hands on a mutually exclusive, completely exhaustive list of activities a realtor does as part of their 3%.

So you have to refinance to take out cash after you have exhausted your line of credit and reduce rate and go back to one loan.

i'd call a bunch more lenders and at least have one more appraisal done unless you truly feel you've exhausted the refinance path.

It protects it from outside liability (let's say you drive recklessly and kill someone, and your personal car insurance gets exhausted, the suing parties cannot come after the rental property because it is not personally owned by you). 

Getting a foreclosure judgement is different than getting one that will withstand a challange and be insureable. 

Definitely not an exhaustive list, but those are trades that I'll waste tons of time on and likely do subpar work when I can pay a pro who will do it in 10% of the time and the labor costs are pretty reasonable. 

Not sure the cash flow but are you able to withstand this short term cash drain?

Probably the most exhausted topic in these forums.

This is for a property sold at auction which I will exhaust all of my money at the closing table.