Most non-qm loan products will never have a 95% LTV due to the inherent risks associated with these type of loans not being traditionally backed by fannie or freddie (investment banks).

.- using year 2000 includes one significant property value decline. - neighborhoodscout includes the year 2000 in their free infoI would use 3% (it has 2.9% since 2022) long term appreciation.  

Lenders have been accommodative for the last couple of years because they were facing a declining market with no buyers. 

"Question: have you ever filled out a spreadsheet of cost and lifespan of each product of a property?

You can proceed with a cash out or rate and term refi up to 65-75% LTV depending what product and terms you choose.

I think we all know about the importance of black out curtains and a comfortable bed and linens, but after buying the wrong product, I have learned how important a good vacuum is to many travelers.

Which is also one of the 3 fundamental needs of a business most often (customers, product/service, place of operation). 

Initially, the business was cash-flow positive for the first three months, but things have declined since then.I received several negative reviews due to cleaning issues, and it took me over a year—cycling through multiple cleaners and settling for an average one—before finally hiring a great cleaner.

I cannot assist w/ the acquisition of the property but do have an FHA product that is specific for home improvements.

Seems doable, depending on a few factors will determine what the right product is for you.