What about the trapped equity of about $32K?

I feel trapped at my age.

Let’s assume your ARV of $30k is correct and your refinance is at 75% LTV (you may be able to get 80% LTV) then you will trap $7.5k for an entire additional detached unit.  

That makes sense in general for investment REITs but not when the risk is so far from an adequate return for such a liquidity trap.

I’ve had that before (complete with sewer worms/drain flies those buggers are nasty) and solved it by pouring a bunch of salt, baking soda and white vinegar down there, letting that sit overnight then boiled water in some huge pots and poured it down the drain several times as well as cleaned out the p trap, disposer etc.

You have to accept there are some things that will come up that you won't be able to account for down to the dollar.I know that's not what you wanted to hear, so here are some general trends or traps that I've fallen into as a more green investor:First, a little background: I started in 2002?

Set a trap.

  $100k rehab is huge investment to have trapped into unsellable houses.

Hey all-I'll be heading to San Antonio in the very near future and looking to start investing in Section 8 housing there. 

You may want to consider repainting the ceilings, which can also trap smells.