It's probably safe to assume it will take thousands of dials to get a yes.

But still, that's a few thousand dollars too high.Is this a drywall contractor? 

You also pay down your mortgage by 2 more years… so that is probably another couple of thousand dollars you make as well. 

Some of those facebook groups have thousands of members.

It would costs you a couple thousand to have a professional do it for you...

You can literally google “your state” and “landlord statutes” and it should take you right to it.  

He's been literally holding my hand through this process.

So you need to remember that there are about 4- 6 big box lenders that fund most of the Hard Money loans and then you have thousands of brokers selling their products and lots of times someone thinks they are dealing with a lender but they are not, they are dealing with a broker who has a lending sounding name and this broker is set up with an account at a few different lenders. 

They literally have all materials available on site.

will not make a hoot of a difference, ok maybe one or two thousand, increase value but doubt it.