I have been doing the lease & sublet model for years but some long term owners seem to be even more hesitant lately because of negative press and local laws changing in San Diego.

Lei,As far as wall paper bubbling, take a syringe fill it with glue / wall paper adhesive, poke it into the bubble, inject a little glue or adhesive and then take a straight edge ( like a credit card - better us of it then using it spend money) and press out the air that is trapped behind it, and it will spread the adhesive , and your done.

At 20% down and it being a SFH I think you'll be hard pressed to find a conventional lender.

I have had one press forward with it and I use the same response with how I respond to other personal questions...

You'll be hard-pressed to find another company with better reviews.  

You're going to be hard pressed to find any lender willing to lend for additional rehab.I don't know of anybody doing second mortgages on investment properties though - especially ones where the investor has already gone over budget.  

For one, they have no seasoning requirement on rental income, which you'll be hard pressed to find elsewhere.  

At under $1m you'd be hard pressed to get attention from a commercial mortgage broker unless they are independent / small shop.

Lenders like to press the appraisal on you right away and also other reports.

They get some bad press for being predatory etc... but I think for a flip or a BRRRR its a good way to secure a property whose value will go up after the work has been completed.Any input or referrals would be appreciated.Thanks!