Basically they'll come up with reasons as to why the "guarantee" doesn't apply to your situation. 

That quote for that amount of work doesn't seem out of line.

Unrealized equity is nice, but doesn't really do much for you except make you feel good when you tell someone how much equity you have.

Currently I'm trying hubspot integrated with dealmachine but it doesn't click with Open Letter Marketing who recommend Invelo instead.

That doesn't mean you shouldn't BRRRR.

If you find a realtor that fits you I would focus on building a relationship with them before moving on because good realtors won't waste their time on someone that doesn't see there value.

Held in my property entity that I purposely keep a low balance and doesn’t show a lot of income.

It doesn't have the immediate cashflow that flipping does but it will help you get to where you want to go.

so I am going to have to speak to the realtor and the tenant to see what we can do. hopefully she doesn't fight and it goes well otherwise i may have to adjust the rent.  

Over-budgeting is critical to ensure that renovations don’t eat into your profits.Market Fluctuations: If property values in your area do not appreciate as expected, or if you face a market downturn, the amount you can refinance for may be lower than anticipated.Financing Challenges: Securing financing for the initial purchase and rehab, as well as refinancing after the property is rehabbed, may be challenging, particularly if the property is located in an area with fluctuating values or if the rehab work doesn’t immediately improve the property’s appraised value.Tenant Risk: Rent collection and tenant management can be unpredictable.