I’m also looking in the area since my market is out of my budget

I've started a rehab on a SFH and after getting into the project, I've discovered a handful of things that will most certainly push me over budget on my rehab leaving me short of funds. 

So, a typical budget for each of those is 5% of rental income or 15% total for all 3, which for you is $225/month.2.

These sites typically provide extensive catalogs of floor plans designed by professional architects and designers, offering customization options to suit different budgets and project requirements.

I love that you rented two of your bedrooms as mid term and short term rentals and made enough to pay for the mortgage and now you are going to use the rental income to show you can qualify for another property.This is an excellent strategy and one more people should consider doing in this inflationary environment to offset the biggest cost in their budget--housing.As you rightly point out, you can use this strategy with every house you buy accumulating a portfolio of houses that you originally started out living in as a primary residence every two years.Well done and more people should consider doing the same, or rent their garage, or shed, or a boat, or an extra car.Love it!

In this scenario, $30k (I no longer do rehabs at this low of a budget) add $60k value of which I get $45k in the 75% LTV cash out refi.  

As you are pointing out - the expenses will all hit at some point if you own for long enough.If you buy a house that needs a new roof and a new furnace within a year... then you need to budget for those expenses in a year. 

We loaned $900,000 on the for the refi and 100% of the rehab budget.

If your parents want a 4 bed two bath and you want a 3 bed 2 bath plus one or two rentals make sure you budget correctly. 

Colleges have "advisors", remodeling has "consultant's", real estate has "agent's", wedding's have "planners".