Hello, I am a software developer and I have a data science friend who we want to team up on making software in the real estate niche.Tell me, as a real estate professional, please dream of your ideal software. what kind of software or software feature do you wish you had or wish that can be improved upon.

Wouldn't it have to be a leasehold improvement which has its own tax treatment?

If he needs to make improvements to increase value, is one reason.

However, if improvements were substantial then indeed a Cash out refi will be your best bet, and depending on your credit score, and cash flow you will be between 75%-80%. 

I want to use my expertise for my father and stretch the dollars to make additional changes like new front door, adding metal awning, and generally improve the street appeal. 

It’s almost like living with free housing.Sweat Equity: You can add value to the property by improving it.

From my understanding if 75% of rents cashflow over PITI it actually improves you DTI for approval is this correct assuming have 2 years landlord experience?

I even waited to get the deed before I made any improvements so it wouldn’t be too hard for an owner to redeem a vacant house.

This where you can begin to see where there are operational inefficiencies, cost overruns, or areas where income can be improved.

HI Aaron,As everyone has mentioned, both the photos and theming need improvement.