As someone else pointed out, the goal of a refinance after renovating a property is to get out your down payment as well as some extra due to the increase in assessed value.

If your average heating bill is $150, you may not collect enough in the winter months when the bill reaches $225 but you'll collect extra in the summer when it drops to $65.

If she's doing a cash out refinance, she's most likely already at 75% LTV or less, which should only need a limited condo review.You can go to a new lender with enough details to hopefully avoid this problem a second time. 

Thank you both for your detailed replies.

Thank you so much for your detailed response! 

our Power company SCE is offering new whole-home battery rebates will read the details today. i know i can also get up to $6300 Back on apartment buildings for getting them Healthy Home certification https://www.greenandhealthyhom...

So my question is - is there a way to offer an extra 20k outside of the normal escrow process?

In the future, consider getting permission in writing via text or email.Most people don't care, and the pictures usually aren't detailed enough for a viewer to see anything personal like documents, family photos, etc.

It has two separate entrances with an extra 100 sqft of storage behind each garage. 

Build and nurture as many relationships as possible so you can use the commission/extra income from these deals to put towards your next investment property!