Quote from @Mario MoralesMorales: what if he got a HELOC, used the funds to get a property, then cashout-refi the new property and pay off the heloc?

If you are talking about 2-4 units, then it's really no different in my opinion.

But if you want to maximize your deductions now or plan to sell the property soon, then using it now could be better.Also, if you or your spouse qualify as a Real Estate Professional for tax purposes, the losses could offset other income, like your W-2 salary.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Plus,  if you have the ability to do another FHA 203k, it's a no-brainer.The low down payment is unbeatable, and then add on that the bank will all finance the renovation!  

Since then, I have sold all my active investments except 1.  

I was able to qualify for about $95k in 0% business credit cards (for 12 months), I then liquidated the cash and used a portion of that to obtain the hard money loan that covered the balance of the purchase cost.

If this property is hard to rent, or is functionally obsolescent (only 1 bathroom, no yard, etc), or has deferred maintenance that will be costly, or is in a location that is not appealing to Tenants, then maybe a sale would be a good option in favor of a property that has better Tenant appeal, which will likely increase rent and avoid long vacancies in between Tenants.An option to consider....

Quote from @John Mason: If you are wanting to get ahead I would pay the  100 usd on fiverr and get it done and  then go to next  step  in  your journey and then learn the way to do it on the side so that you do not lose time..hope I made sense I do that now.

for double closing you would need your funds to buy then sell it to end buyer at premium. there are transactional funding companies that can lend the cash for a fee.