Given that there are two ways to grow your business, organically, posting here and on social media, I for instance have a blog, now both in my experience and talking with people who have or had tried to build that way, it’s wayyyyy harder now than before, interest in real estate is way down, I know a few people with pretty large YouTube following’s views are way down.

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. 

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?

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

With all of the great info here on BP, YouTube and reading RE investing books I have soaked in a lot of info.

Youtube   watch?

The attorneys have lots of youtube videos on different stuff that are very interesting. 

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.