If I spoke with the people who live in the area, is honesty the best approach or maybe act as a renter myself?

Its worth it.To be honest, I didn't even look at the numbers in your first post.

To be honest I don't want to deal with the big banks, I do have a relationship with a credit union but they don't offer the loan I want like Fha.

You might argue this is semantics but I say it is a subtle but important difference.

To be honest, I would use a property manager even if I lived in the same city I own property.I hear great things about Chicago, I know Ali Boone is investing there and I'm sure she can give you some info!

In all honesty, most agents are busy working trying to earn money to pay their bills, and what they need is money, not help, or the potential of a possible referral.

To be honest, I try not to depend on speculation, but I don't think we're done growing out here by a long shot and my location is pretty dang good.One main point that I'll also make, is that my expenses are HUGE living here by myself, so moving out would significantly reduce my monthly expenses by at least 300/month, if not much more, depending on if my gf lets me move in with her ;-) I would also pay off my credit card debt which costs me $250/month.To summarize with conservative figures:Refi with remodel- I break even monthly, left with under 20K to investRefi without remodel- I have negative cash-flow monthly, but left with about 30K to investSell- No cash-flow or appreciation possible, left with 35K to investMy main questions are, do my numbers make sense, and does owning a negative cash-flowing property make sense at all?

But I am trying to really think long and hard about the best way to highlight honesty, integrity, unwavering courage, and fairness into the brand.

The honesty that nobody wants to say here, NO ONE, will care more about your loan and your loan terms than you.

In all honesty no matter if you send a yellow letter or postcard if the seller is motivated they will call you.