When I am "leveraging" my cash value (by borrowing from it) don't I also pay interest ("to myself") that subtracts from the yield that cash value is earning?  

So if your property is worth $400k you take 75% of that and then subtract what you owe on the existing mortgage and the remainder is the ‘cash out’. (400,000 x .75 = x - your existing loan balance = cash out) 

., walls, ceilings and trim, 3,400.00Drywall repair(320 will be subtracted from this total if approved as it is onanother invoice) 1,200.00demo out and clean property, inside and outside including power washing ofsiding and deck.1,200.00install 650 square feet of LVP, $2.50 sq ft 1,675.00cleaning bath tubs and showers. 275.00prepping and painting and sanding kitchen cabinets, and changing cabinethardware, and repairing holes and broken drawer925.00TOTAL $8,675.00

Be open to their suggestions and recommendations but ultimately it will be your decision if you want to add or subtract from your scope of work.

Hey guys question If you were me which would you choose I currently own a condo in hawaii used my va loan and put 10k down just need help deciding  what to do:Option #1 : 5bed/3bath condo -Morgage payment $2917 monthly - Hoa $620 monthly Home warranty insurance $100 monthly -Condo bought at $660k as a 3 bed 3 bath and now added to extra bed rooms- I Will wait 2 years to sell i have no idea what the property is worth yet so im waiting until then Option 2 : Rent upstairs , 3bed 2 bath $2300.Rent down stairs 2 bed 1 bath $1800 both have separate entrances and kitchens Total : $4100Pay morgage $2917Minus $620 hoa monthly Brings us to :$563 left for cash flow Will move soon property manager charges %10 of each unit 10% percent of 2300 upstairs =$23010% percent of 1800 downstairs = $180 In total : $230+$180=410 Subtracting from cash flow for property manager and insurance will be $53 cash flow No property manger and mangage over seas : $463 cash flow Any advice ?

Subtract your original mortgage with the requested new balance and that is how much cash you will receive after paying off your first mortgage. 

I also knew if they did not subtract for risk items that it could appraise for much higher than the negotiated price.  

You can't just collect rent and then JUST subtract your mortgage payment and say that's cash flow.

Schedule E shows the total expenses but then subtracts the rent collected (line 21). 

You are permitted to subtract routine selling expenses like your broker's commission, title, escrow, recording fees, and documentary transfer taxes to arrive at your Net Sale Price, which will be approximately $375K (ish).