We would have outstanding income, except we refinance extracting equity. 

They may even have some financial data that you can extract a market derived cap rate from.

But they are not charities, they will somehow extract a fee. 

If you want to extract all investment, the cost including rehab must be 70% of ARV (70% rule).  

I was able to extract the equity I created from the rehab and used a Home Equity Loan to convert the detached garage into an ADU.

Below, is the link to the "complete statute" for California Tax Sales, plus I extracted a portion of it for your review (the section that I believe deals with you question).

@Henry ClarkBuyer is illiquid so thinking of ways to extract value by moving through loops.

You just have to get good at extracting the value out of these personalities where you can, and ignore the slimy sales tactics when they show up.

High LTV ratios often lead to higher rates, so without thorough initial analysis of long-term debt rates and market rents, investors may discover their expected cash flow falls short.For those who can secure properties at significant discounts, the BRRRR strategy allows investors to extract their initial investment and sustain their investment assembly line.

(Value added - rehab cost - holding costs of rehab and placing tenant) equals the profit from sweat equity (profit from the rehab) but if you want to extract all of the investment you need to account for LTV.