Vincent, Yes - you can do this 100% most of the time when someone utilizes a hard money or bridge loan it’s because they intend to do some deferred maintenance or repairs on the property.

Estimating repairs, comps and everything else that creates an ARV seems to be the toughest part of the process.

What is the intended ARV (after repair value) + what's your exit strategy?

But if you buy a property low enough and value comes in high after the repairs, you could take out most of your money that you put down when you  refinance. 

Property manager sucked, spent $20k repairing it after tenants destroyed it, Next thing you know I am in it for $60k it on paper get $1200 in rent but good luck getting people to pay.

EITHER GET THE ARV FROM A REALTOR, OR USE EITHER ONE OF THOSE 2 SITES.......YOU FIND OUT ARV IS $390,000 THE PROPERTY IS 1900 SQFT AND NEEDS AN ESTIMATED $65,000 IN REPAIRS..

You don't want to spend every dime on your investment because there are always unforeseen costs during the first couple of years (bad renters, vacancies, a major repair, etc.)

As a hard money lender who works with many investors in the Portland area, I can share some insights on maintenance costs for multifamily properties in this market, though individual experiences may vary:Lots of investors report a slight decrease in maintenance costs during winter months, bc of:- Fewer landscaping needs - Less wear and tear on HVAC systems (as heating is generally less intensive than summer cooling)- Reduced tenant turnover in winterWinter-specific issues can arise:- Potential roof repairs due to heavy rain or occasional snow- Gutter cleaning and maintenance to prevent water damage- Heating system repairs or maintenancePortland-specific factors:- The mild climate helps reduce extreme weather-related maintenance issues. - Older housing stock in some areas may require more upkeep. - Strict local regulations can also sometimes increase compliance-related maintenance costsCost-saving strategies I've seen help:- Preventative maintenance programs can help reduce overall costs obviously - Some investors report success with in-house maintenance teams for larger portfolios- Energy-efficient upgrades can help reduce utility costs in the long runYour specific costs will depend on factors like the age and condition of your properties, your management style, and the specific neighborhoods you're invested in, but hope this helps!

When asked I would contact a vendor of my choice; the landlord said it can only be repaired by the vendor of their choice.

Having the option to wait longer to refinance will give you time to do any updates and repairs and raise rents.