Using a lambs wool applicator on a pole and a paint brush for the edges, apply a coat of sanding sealer.  

But the market is still pretty soft in the area, and I need around $165,000 in order to break even (5% commissions, closing and lawyer fees, plus paying off the 1st mortgage).I've tried and failed to refinance the property on multiple occasions, even through the HARP 2 program, but everyone keeps coming back with, you don't have a 75/25 LTV ratio, so we won't touch it.

I would brush up on your state's landlord-tenant act to get the lay of the legal landscape, this should help determining reasons for why you can turn someone down.  

It's a nice soft earth tone that will age well and transcend the current "grey everything" fad we are in. 

Besides the potential code changes, make sure to carry adequate soft costs for design.

What can I saw, I have a soft spot for NC.

Is it a hard or soft pull on my credit?

I enjoy video production and am taking classes to brush up on these skills (skills that I'm sure could benefit my own real estate career).

Right now while the economy is soft for single family units I'd like to get going with those....

A crude estimate is 15% to 20% is the total of those three or as I call them soft costs.