It's far more effective for me to simply cast a wider net than it is to beat my head on the same rock hoping that the 6th time I do it I won't get a headache!

You might have a rock star or two in your own back yard.

Don't rock the boat.

I am at a point where I need additional cash (10K) to complete the remaining work which includes replacing some windows, painting inside and out and doing some landscaping work - throwing down some crushed rock on an unfinished driveway. 

@Michael Rock, the bedroom has to be legal and included in the assessment from your town.

I am a buy and hold guy myself, only been at it a couple years but am rocking and rolling with 4 paid off low cost rental properties, I‘m not rich, just been hustling around and being creative by using my resources.

Unless I had rock solid proof tenant lived in a manner that brought roaches, I would refund the deposit in full and do the pest control on my dime.

Vanilla FHA have rock bottom rates.FHA 203k often carries a very high interest rate.Good news: FHA 203k can be "streamline" refinanced into a vanilla FHA.

lady next to this one had a stucco on her house and said our small walk behind vibrating compactor that you use for base rock for putting in pavers or brick walks.  

Another I didn't replace any furniture but did a classic rock theme with the decor.