IRA was not making any money and I was able to redirect for higher returns.

Right now you won't get financing at less than 7% maybe a lot higher. 

Property appraised value increased substantially with improvements and new higher rental tenants

We have always had the philosophy that if we rehab our properties to a quality level, we will get higher rents, better tenants who take care of them, and we will improve the neighborhoods we invest in. 

If landlord pays water/sewer, and with more occupants you know you will see higher water usage, think you could make a logical case for some additional rent or per person fee to cover that. 

This leads to issues with refinancing and could leave you with less equity or higher debt than anticipated.

My roof is not dark (it's metal, orange-like color) but it's not really visible given the higher elevation compared to the street. 

Higher cash flow comes in later years as rents in tge market go up and you benefit from your low interest rate.

I haven't turned over our estimates as I told our realtor that the estimates won't cover the real cost to us, which is higher due to loss of use (no rental income while work is being done) and time that we'll have to invest in hiring and coordinating the work. 

A challenge we’re all facing is balancing profitability with the higher cost of borrowing.What type of loan programs are you offering right now, and how flexible are you with structuring deals that involve short-term flips or long-term buy-and-hold strategies?