@Shiloh Lundahl  One could talk to a commercial banker.. they will have guidelines for commercial loans IE liquidity and net worth criteria .

You have measurements of performance to determine if it's a good investment and then measurements of liquidity to determine if it is a safe investment.

I had the rental professional sprayed before move in. 

So far Home Depot, Lowes, Floor and Decor, Lumber Liquidators are holding up strong.

Assets: This will be liquid assets such as checking/savings, 401k, IRA’s, stocks, etc.

If not then let them know you will need to liquidate it to pay for your sons education and consult with a lawyer about the best way to handle it.

I have the 25% down payment but it would eat up my liquid capital.How much do you think something like this is worth based on the numbers given?

I have some liquid capital, not much $14,000 to be exact, I know as a new investor acquiring hard money would cost me some skin depending on the deal.

I have the 25% down payment but it would eat up my liquid capital.How much do you think something like this is worth based on the numbers given?

Could you refinance with another lender, even at a lower loan balance if the appraisal doesn't come in, and make the difference up in cash yourself from the current steps you're taking (refi primary, liquidate stocks, personal loan from family/friends, etc)?