So the question is whether your house is a good rental investment long term.

With value-add, I know I'm getting at least some of my capital out when I'm done and I'll end up with a house that should not need any significant cap-ex for quite a while.I'd do turnkey too if the numbers looked good enough but the reality is in the market where I have boots on the ground you're talking about close to 60k between down payment and closing costs for maybe $200/month in cash flow.

I need to redo the roof of the house lift up the second floor, the entire front deck of the house, demolish the old stucco, And replaced a lot of rotten wood and messed up beams.does anyone have any recommendations? 

Theming can be $5-10,000 per bedroom (includes whole house decor, so a 5 bedroom could be $50,000 for the entire home furniture) depending on your imagination and quality.

As of today, the house rents for $3,400 per month and my PITI is $2,500 per month.

We had to bring the 1925 house to 2023 code which involved un-installing 26 windows that were already nicely installed (in appearance) in the house, reframing them to 2023 standards (at the time) which also involved strapping the bottom of the wood framing with metal straps (mind you this all after we had already completed the inside renovation).  

Someone hacked into my account and was able to change my bank account to theirs and steal $5542 in 3 days. 

Maybe just try that and explain that you need some credible house to tie them to.

I wish I had another work around for you, but I actually stopped using my business CC all together just to avoid the PITA "hacks" they offered as solutions. 

Poor or No Communication PlatformsEffective co-living communication platforms are characterized by:1) usability2) accessibility3) commitment of involvementThis can be done through house email lists, whiteboard, group texts, etc.