I've been good, because I want to respond with "What are your costs and what is your profit margin so we can figure out the least you can charge for what I'm looking for?"

Sum these and that's your Gross Margin.

Your options are A) look at pathways for getting you on the mortgage, B) live with the marginally higher rate and possibly refinance once you're income is more stable and/or if rates were to drop, or C) buy the rate down to whatever number you want. 

And then there is accounting, invoicing, marketing and advertising, legal expenses, liability, insurance...Oh yes, and ideally you want to maintain a decent profit margin on top of all that.

I think there is a diminishing marginal benefit to upgrades you can do increase cash flow here given most things in your home is upgraded.

I buy materials from specific distributors, good product, warranty, net billing etc.I think using a reputable general contractor is best for most people, volume of flips is generally the focus (plus margins) Christian's comment said it best.

We can cash flow rentals as well as have good margins on  Fix/Flips and Buy/Holds. 

If the expense is our expense and we must anticipate and collect it through the rent that rent amount includes our 50% margin on the expense.

The offers I am making are with margins that I would not have pondered 2.5 years ago.  

I learned that you should contract at least $3k-$5k under what the market value is at to make room for bigger margins in case the buyer goes down.