As an Accountant you know that lenders don't want to see a Mickey Mouse Profit and Loss Report. 

Mat, thank you so much for the response.  

@William H.Do a delayed sale and purchase, closing in 7 mo, use a lease for 7 months, large down payment.

Like Mat said, a lot of investors utilize A-D ratings, so it is good to understand it at that level.  

Here's a rough breakdown of costs for a Kitchen Remodel here in Kansas City, MO.Kitchen MaterialsKitchen Cabinets - RTA cabinets from CabinetGiant -  $3,000 to $4,500 mat'l onlyMid-Range Stone Countertops ($45 to $55/sf) - $2,000 to $3,000 mat'l onlyBacksplash ($10 to $15 /sf) -$300 to $600 mat'l onlyAppliances - $2,000 to $3,500Flooring ($3 to $4/sf) $500 to $750 mat'l only Composite Sink - $200 to $300 mat'l onlyFaucet Fixture - $125 to $150 mat'l onlyGarbage Disposal - $85 to $125 mat' onlyTotal Kitchen Materials Range - ~$8,000 to $13,000Kitchen InstallationKitchen Cabinet Installation - $1,000 to $2,000Backsplash Installation - $250 to $500Flooring Installation (varies by floor type) - $500 to $1,000 Plumbing Fixture, GD & DW Installation - $200 to $500Opening Up Wall - Add $1,000 to $2,500Total Kitchen Installation Range - ~$2,000 to $5,000+Total Kitchen Remodel Range $10,000 to $17,000 If you are a savvy shopper you could definitely save some money on cabinets, countertops & appliances to bring these prices down, but I think this is a good cost range for an average kitchen remodel.Note: These costs do not include Contractor's Overhead & Profit, so prices could be more expensive if you are hiring a GC.

Previous this was a cat and mouse game with plaintiff and defendant.

Ask the 2nd mouse!

From there you can follow anyone with just one click of the mouse. 

I spend way less on self-coverage on other three properties compared to money we spent for what I would consider Micky Mouse garbage coverage on one "covered" propertyIf anybody wants a good idea of what AHS is like in real time, just go to their facebook page and look at the "visitor comments"

It took about 10 times more effort from me than a normal showing which is usually 3 clicks of a mouse.