I do have a low interest home improvement credit card at 7% and I have up to 17k to use on that line of credit and about 5k saved.I'm afraid I'm going to max myself out... afraid I'll buy too low and too much work will be needed... or buy too high and not have enough to finish.

I have thus far not claimed any depreciation on this property but don't foresee ever selling it so that's not really an issue.From what I've read, my cost basis is their cost basis which is the lesser of fair market value or cost + improvements.

Striking out anything on the board approved contract is essentially practicing law without a license.

Whereas a simple refi would give you a mortgage and that would actually improve your credit score.

Minimal experience with home improvement here.

If they can't lend to you, have they told you how you can improve so they can? 

I practice real estate and live in Los Angeles and own a few multi units out of state.

I currently have occupancy through next May (2019) for this unit and was wondering if I should renovate now or wait until they vacate.I am a little tore because realistically I would not be able to raise rent to offset some of the improvement costs until this lease was terminated and the current monthly rent is already a tad below market without the improvements. 

4 bdr house with 2 bath, remodeled kitchen, no major damages or repairs in FullertonSqft: 1377, 6018 lotPurchase price: 460,000Closing cost: 13800Down payment: 92,000 20% downMonthly mortgage: 1864.60Rent income: 3000Property taxes: 421.67/month Insurance: 100/month Vacancy: 100/monthCapex: 150/month Total expenses: 805Financing: 1864Income: 3000Cash flow:~330ROI:3.74So this is just me practicing for a property in Fullerton.

Account Closed It totally depends on the location, class of property, when it was built and what the market will accept.Most of my stuff is class C in a smaller town so I do not over-improve but I make it nice, clean and liveable.That means new paint, vinyl plank flooring, selective cabinet upgrade or painting with new hardware (white is in these days).