I am at a point where I need additional cash (10K) to complete the remaining work which includes replacing some windows, painting inside and out and doing some landscaping work - throwing down some crushed rock on an unfinished driveway. 

@Michael Rock, the bedroom has to be legal and included in the assessment from your town.

I am a buy and hold guy myself, only been at it a couple years but am rocking and rolling with 4 paid off low cost rental properties, I‘m not rich, just been hustling around and being creative by using my resources.

It does seem as if the majority leans toward the 506(b) and has a better success rate with this format.

Unless I had rock solid proof tenant lived in a manner that brought roaches, I would refund the deposit in full and do the pest control on my dime.

Vanilla FHA have rock bottom rates.FHA 203k often carries a very high interest rate.Good news: FHA 203k can be "streamline" refinanced into a vanilla FHA.

Generally I try for B and A. 

lady next to this one had a stucco on her house and said our small walk behind vibrating compactor that you use for base rock for putting in pavers or brick walks.  

Another I didn't replace any furniture but did a classic rock theme with the decor.  

The C+ or B- and B areas would most likely be a  combination of my HELOC and a partner.