In one state you can be reimbursed for necessary repairs like fixing a roof leak, but not a new kitchen. 

I also encourage you to explore buying rent default insurance that will reimburse you your lost rental income and legal expenses should a tenant default (which can be a huge headache in tenant friendly states like CA). 

I'm currently having a tougher than necessary time with one such company right now trying to collect a repair reimbursement. 

Hey Eric,There are some great answers in this thread, and I'll add my 2 cents coming from the hard money lender space.Hard money loans are very popular for the front end of BRRRR strategies because they often cover both a portion of the acquisition and often 100% of the rehab (on a reimbursement basis).As @Bonnie Low pointed out, most hard money lenders are fine with properties in distress so long as the loan meets their minimums (below 75k loan amounts tend to be difficult to find).A very concrete, quantitative example of how a hard money lender might approach a BRRRR deal is as follows;Purchase price: $200,000Rehab amount: $100,000After-repair value: $375,000Hard money loan amount: $255,000 (85% LTC or 68% LTV)Once the property has been rented out, is stabilized, and has sufficient seasoning, you can then cash-out refinance and replace the hard money loan with a conventional loan (in addition to receiving cash).A couple of additional items to note on the front-end, hard money loan that are seldom discussed;1.

I have a HELOC on my primary residence that I use to get the renovations started on my BRRRR projects, but am quickly reimbursed by my lender as part of the construction loan that I use to fund my purchase and renovations.

Effectively you take one step (flooring), pay your contractors, then reach out to the lender for a reimbursement for that line item (in this case, flooring).

In most states if someone redeems the tax sale they need to reimburse your legal fees.

If the average revenue is high than 30% is probably very high. 15-20% seems to be around market for local Str renters in the three markets we are in Also I would pay the decorating as a flat fee one time and reimburse for supplies.

If the listing agent is the reason for the delays, I'd ask him to reimburse you out of his commission.

I'll have the chance to appeal and work with a case manager so hopefully we can get at least some of this reimbursed, but I won't be holding my breath.Thanks for the input everyone!