and the problem is you don't know its frozen until you go to access it. and about 30 days later you get a letter in the mail from the lender Hey we froze your heloc.  

However, this has back-fired because it takes time to drive out to the home only to get a firm "NO" to your request.   

I figured lowest money out of pocket was the best way to go, and in this case FHA would provide the lowest downpayment.

Things that you can do or have access to that not everyone does.

Seek to get an understanding of what they know about ADA compliant (probably nothing), present your case in calm friendly manner.  

Limit on rentals and we are above that limit today, so no new buyers at this time can buy to rent. 

He's changing the terms of the agreement, and you can choose to accept it or reject it.I don't think it's fair to pass this cost onto the tenant just because you are unwilling to stand up to the contractor.

I'm interested in knowing your opinions, experiences with this strategy and any advice.

The problem is, none of it is based on actual comps, and again, the word "cute" doesn't have anything to do with setting those numners.What you need to do is a full analysis of the comps for both rent and sold in your area. 

This includes cap ex, repairs (will a renter leave the property in the same condition you hand it off in?