David is talking about what I'm describing.

If you aren't comfortable talking to contractors, find a buddy that will join with you in that conversation - but be part of the discussion yourself.IMHO, $20,000 for the job as described would be great - if the contractor was quoting a price to the Department of Defense :)Note that if the sanitary sewer is on the other side of the street (and your sanitary lead is broken under the street), that's a different conversation.Best of luck!

Here's my assessment based on what you described. 

I've seen quite a few properties described beautifully with very nice pictures.

Most investors I've worked with have use a broad paint brush to describe the "weekend courses" and the "one-on-one coaching." 

So it's not an outright zero tolerance ban but described by the city council members as getting a reign on the unlicensed hotel operations and commercial activity in DC.  

The risks you described are mostly applicable to cases where non-veterans assume VA loans--this will impact entitlement for future use of the selling veteran.  

@Joseph Lombard The HELOC is best described as personal short term financing.

In my case, seven or eight out of the ten property managers I asked described the same properties.

You just described wholesaler training 101 and how unbelievably ludicrous it is.