The exterior sides of my cabinets appear to be particle board covered with contact paper ( oak design :roll: )The lower portions on 2 of them are peeling away, probably from just drying out.

It is one more bargaining chip is all when the short sale negotiator makes a deal, says you have a deal, just waiting for the final investor approval, and then the investor comes back after everybody hears the deal is done and they cut the commissions or other closing costs from the seller's side.They are playing you like a harp from hell but as long as people get taken by it they will keep doing it.

As far as hardwood, I would use anything from Minwax (Home Depot carries it) Natural, to Golden Oak, to Early American, or mix some together to create what you want.

3/4" Oak, 3.5" Wide, Site-Finished with 2-3 Coats of Poly, we pay between $4.50-5.25 installed.

The tape prevents chipping.

In West Ashley, I'd much prefer to find a multi family or a flip opportunity in like Air Harbor, West Oak Forrest, or Windermere than a SFD buy and hold.

Angel Oak is another major non-qm/DSCR lender, they're in trouble for mis-representing their profitability to investors, presumably because the real numbers are trash (this news is from 1 week ago). https://www.nationalmortgagene... 

Has anyone invested in the Thousand Oaks area? 

I am PUMPED about doing a major rehab on a really nice 60 year old home situated on one of the most scenic lots in Inner City... it has 4 of the largest oak trees around on a lot over 8,000 sq. ft. in size!

Get over it.Find yourself a mentor or a friend you trust and work on getting that chip off your shoulder.Right now, it's the biggest obstacle blocking your path.