Have you looked at the opportunity for dual enrollment ( state pays for high school students to take college classes). 

When it comes to writing it off the IRS has specific rules if you have dual use for it as personal and work.

The interior has new carpet and paint.The exterior has stucco and dual pane windows.

I am being stationed in Hawaii and as a dual military officer couple so money isn't an issue between work, savings and investments to include properties in very profitable markets, I won't have to rely on sales to survive which helps.

I would run dual tracks refinancing and selling what buyers would pay., 

A lot of agents here don't even know all of this of course, and many will wait until putting an offer in to establish buyer's agency, however every transaction has to have one signed at some point unless the agent is acting as a transaction broker (similar to dual agency in other states, which is illegal in Colorado unless the agent stays completely neutral throughout the entire transaction).

I have been looking for a step up voltage converter as an alternative option, but that doesn't seem realistic for an appliance. 

Its confusing to research, because many investors are refinancing into "portfolio loans " that include multiple properties instead of just one refinanced property at a portfolio lender.There's a confusion here on the dual use of the word portfolio. 

My contractor wants to do a flip with me on a home and I want to know what’s the best documents to use to cover myself? we suppose to go in 50/50 and come out 50/50 as well.

It's impossible for an agent working with both seller and buyer (dual agency) to be unbiased, at the end of the day he represents the seller, not you.