This is a Non warrantable condo, and therefore you can't refinance with a Fannie or Freddie loan.

I did the entire rehab on credit cards 😊Refi-Loan: 30yr, fixed at 7.85%, commercial note, at 65% ARV (this is a non-warrantable condo, hence the high rate)Rented in 6 days at $1280, tenant pays all utilities including water. $400 move-in fee.

We ultimately chose to buy a MIL as a first so that we would have the flexibility to turn it back into a SFH if the market, or life warranted that. 

Hello BP, I have an investor that is looking to do a cash out refi on a current investment property and has been told by many banks and lenders that he cannot due to the property being "non-warrantable" due to more than 60% of the units are owned by investors?

Any advice is warranted! 

In a quit claim deed the seller is not warranting that he has title, he is merely transferring whatever ownership interest he may have in the subject property.Taking ownership of real property subject to existing financing means taking title to a property encumbered by a mortgage or deed of trust and leaving that lien in place, I.e., not paying off the lien at time of title transfer, AND not assuming said lien.

The PM I hired in Richmond area warrants a whole new post. 

Box B items, lenders are only allowed to charge at-cost, no markup or profit allowed (& lender books are subject to periodic CFPB audit without a warrant or probable cause).

Is there a resource to purchase additional 10-year warrant on structural etc. that usually larger builders would provide?

financing under 50k is toughlocal banks are the only option, and many of them won't do it as there just isn't enough interest income to warrant the money out for the bank.how far below 50k are you looking for?