I've exhausted my loan options via unsecured and my bank has turned me down now.  

Explain how it’s similar to a short sale, and may get some cash back for their equity.4) If they again refuse ask if they have any other ideas since I have exhausted all of mine.

Moisture resistant drywall will be used in all wet locationsAll ceramic tile will be installed on 1/2" cement board or a concrete PaintNew Switches, Receptacles, GFCIs and cover plates to codeHardwired smoke detectorsCarbon Monoxide DetectorsBathroom: Install Ceramic tile on walls for tub and floorInstall new pre-hung 6 panel hollow core doorNew Toilet with ring and supplyNew Vanity with faucet, drain and supply linesInstall new light fixtureInstall bath exhaust fanNew medicine cabinetInstall New TubBathroom Accessories (Toilet paper holder, towel bars, etc.)Bedrooms / Living room:Install new pre-hung doorInstall all trim ( Door Casing, Base, Shoe)Install Flooring material (Carpet, Hardwood,Laminate )Install New Light fixtureInstall Closet door (Type to be decided)Kitchen:    Install Ceramic floorInstall New kitchen cabinetsInstall Counter top (Granite/Corian/Laminate)Install New Undermount sink and faucet Install Ceramic backsplash with accentInstall Light fixturesInstall garbage disposal (if applicable)Install Dishwasher (If applicable)Install all trimInstall pre-hung pantry door (If applicable)All material types will be selected by you and installed by us.

It presented many challenges and exhausted more cash than we planned on.

When I do that, I always put in an exhaust fan as well and hard wire it into the light switch so it always goes on when the bathroom is in use since Darren has a good point about ventilation. 

(This is a list off the top of my head and not an exhaustive list)

Ryan Hey RyanBecause of the cost of portfolio loans, we always encourage borrowers to exhaust their conventional options first, all the way to the max of 10 loans per individual and 20 per couple. 

I seem to have exhausted the people I can get get ahold of to ask this question to, and get a helpful answer from, so I figured I'd give it a shot on here.

Looking to exhaust other free or cost effective resources first.

It's exhausting...all the due diligence and everything else, but that's my strength and that's what I love to do.