Here are my numbers:$153,914 sale price$75,000 loan from private lender$78,914 cash payment for the balance$30,000 renovations$1100/mo 12 mo lease for one unit$2000/mo month-to-month rental on Airbnb for the second unit - 25% vacancy so far$950/mo private lender payment$3000 annual property tax$900 annual insuranceIdeally, I'd like to refi for enough to reimburse myself for the renovations and part of the cash I paid to buy the property.  

Would your mortgage company reimburse you for a water leak at your own house?  

You are entitled to fair treatment, which means proper notice and reimbursement for damages.

@Dean Weltman Your statement is incorrect, as it would not be OK to use personal funds to acquire materials and then have the IRA reimburse you.  

Its so cheap that I thought of covering for our tenants but all of mine paid for their own.Prior to my requiring tenant insurance, one tenant claimed a break in and demand we reimburse him for his losses, about $1500.

RogerDo't expect to receive financial reimbursements from any judgement!

So then you would get a cash out refinance for $75K, and let's say closing costs of $5K to keep numbers simple.The leftover $70K would pay off your loan of $48K, and reimburse you your $12K down payment, and reimburse your $10K of repairs.  

TI on the inside is generally about 35 a foot for new builds.So it might look something like this.National tenants 3-top:Land: Own it zero costConstruction Exterior: 125 a foot X 10,000 foot = 1,250,000Construction Interior: 35 a foot X 10,0000 ( Starbucks can be 50 a foot sometimes) = 350,000Rents say conservatively 25 a foot national tenants X 10,000 = 250,000 NOIThere will be base rent plus cam reimbursements and then backing down of some cap on cam with leakage and market vacancy. 

And when the tenant pays you back for this charge you will make it a REIMBURSABLE BILLING. 

Any advice on how I can get reimbursed for the appraisal?