You can do a 12 month cash out bridge which will pay off your old loan and get you funds to do the rehab as long it appraises high enough

It's ridiculous what #'s the county throws out there for tax appraisals some times.

Can you provide an address where you believe a refi appraisal valued a single ADU addition at the same cost as the hands off addition.  

Imputed expenses are important because they will be included as Operating Expenses when a lender appraiser does its appraisal, and also when the lender calculates its Debt Service Coverage Ratio.Regarding pest control, it's not just monthly roach spraying.

Land value can also be based on recent comps or appraisal value as well.  

Most of the deals I have done in the market are rural per the USDA, but sometimes come back as suburban per the appraisal (especially if in an HOA).

So, suppose you refinance the property after remodeling, and it appraises for a higher value.

ARV based on an appraisal or DSCR with 12 months.

Underwriting will assess the performance and appraisal of the property based on traditional long-term rental comps.

It first appraised for $330k which I challenged as I had better comps, but it's rare to win one.