@Jaycee Greene the estimated value of our SFH is $370,000-$400,0000.

It seems as though you might get some of your money back on the refinance so I would estimate how much you'll have "left in the deal" after refinance.

Already have an appraisal that puts our DSCR rate at .85 using long term rent estimate.

If you have a great investor agent, he'll be able to help with finding you personalized deals, helping you learn good/bad neighborhoods, estimating renovations/scope of work, setting you up with his team, etc.3.

At AHP, we sometimes see clean out estimates of $3,000 - 4,000 and know well that a local investor could probably get the work done for $500.                                                                                                                                                                                                  

I also believe there is a small co-op in La Jolla but only infrequent sales so not good for estimating a discount.

Again i believe it is my best estimate of actual sustained maintenance/cap ex in my market.I did an estimate about 1,5 years ago on a emerald coast 3/2 condo with class a interior finishes and came up with $300 for just the interior (class a finishes cost more).  

A straightforward way to estimate value is by looking at the price per square foot and using that to calculate your property's worth.In situations like this, it's worth spending a couple of hours yourself to get a solid understanding of the market.

You should estimate th property value using recent sales data.

If we rent the unit at $1,425, I have an estimated monthly cashflow of $302 (rent at $1450, cashflow is $325) I DO include vacancy, repairs, and cap exp in my Box2 Expenses.