If you’re set on a duplex with minimal rehab, an investor focused agent should have a strong network of contractors who can give you quick quotes, so you don’t wind up with any pricey surprises.

If I refinance for $279K, my understanding is that the entire amount would be considered replacement debt.

Sounds like a problem with setting expectations.

Most are also not considering between the new construction product and the entry level SFH with risk being the deciding factor.

Consider it.

Personal Name for PurchaseLLC Loans: Loans for LLCs usually come with higher interest rates and stricter terms because they’re considered commercial.Personal Loans: If it’s your first property, buying under your personal name might be easier and get you better terms.

Quote from @Brandon Blackmon: @Bruce Woodruff 100% the answer I'm looking.... a solid GC, has a 20-25% markup to I would for sure know going into this that these are private companies and they can set their own fees. 

@Sean Dillon figure out how to buy a 2-4 unit with FHA loan.Then rent at least one of the units long-term for stable cashflow.Try STR in another unit as well as the other bedrooms in the unit you live in.You may even consider living in the basement, attic or worse unit in the building to rent everything else out and max cashflow. 

I'm not sure if that is because they are considering it lots of little repairs so it doesn't fall within the guide line or what.  

Would you rather set it and forget it and not need to refi again or rather take advantage of low/no closing costs on this loan and plan to be more aggressive on your rate at the time of your refi?