I would look at it this way:On one hand, I can try to find a local bank that will like me enough (yes, it's a person-to-person relationship in these small banks) to give me the loan to refinance but they will do LTV or LTC whichever is LOWER and will usually use the current NOI as the bases of valuation. 

They won't stay if they can't plug in a cell phone without tripping a breaker or if the neighbors use all the hot water and they end up taking a cold shower.

I apologize for a any typing/grammatical errors, I am responding from a cell phone. 

We have already had our cell phones shut off because we owe $771. 

I was under the impression that bank are  either 80% appraised value or buying price whichever is lower in the first year, hence brrrr isnt an option with hard money.

Good luck which ever way you go.

Alas, it's a Pokestop and apparently they didn't police up the cell phones.

I can get phone records of the subject, their friends and family, employers, address history, land lines, cell phones, judgements for 2 dollars a search and then full blow background checks for tenant screening for 12 dollars. 

The ability to do this easily and securely is also important.Finally, controlling all these two-way systems from anywhere in the world with internet access or a cell phone signal is a given, but control of all from ONE app has been the latest challenge.

Your basis will be what you paid for it plus any improvements or the fair market value, whichever is lower at the time it was placed in service as a rental.