This can affect the feasibility of collateralizing your hard money loan, and the refi (you might need two, or three, loans instead of one, which not only increases the difficulty of getting the refi(s) through underwriting, but could mean 2-3 sets of origination and closing costs).

I'm about to approach the tenant with a new lease / terms with the "baked in" escalator rent increase. 

So I'd say if you know what you're doing, and can accurately estimate any repair costs, waiving the inspection contingency will increase the likelihood of a successful bid.

How can I not get screwed on the backend when trying to refinance with out increasing the value.

OK, so I know people talk about this all the time and everyone has their own opinions, but two separate individuals that I highly respect in the real estate field told me that mortgage rates are going up by the end of...

The other main thing to consider is that evaporation coolers really increase humidity in the unit and without ventilation it can cause problems with mold.

Once you see your savings rate consistently increasing, go for your Heloc idea to buy a property.

If i refi or heloc and my fixed cost increases 300.00 per month, I’m still clearing 700.00 per month.

Then when it comes to financing this is where you can increase your offer slightly if its owner financing because he can provide cheaper financing than a bank and he will ultimately make more because he is getting interest on a loan.When he asks "why do you get a profi"t you mention that you are taking on the risk of fixing up the property. 

From listings, it seems  properties now in Union city/Weehawken are increasing faster than those in Jersey City areas.