Regarding getting the most bang for your buck with the aesthetic parts of the renovation. 

We are seeing stress in the PDX lux market IE over built a tad for high end new apartments and in our market you cannot make anything pencil if its not high end lux .. given that 300 to 400 bucks a foot to build nothing else works.  

If you go this route, I think you'll be a few hundred bucks a month in the RED.To make this work as a BRRRR, you probably need to get it for ~$30k and then only take out a mortgage of ~$180k.

I think I will go to Coscto now and blow 500 bucks..  

At least run this by a lawyer, its worth the few hundred bucks and easy to get on the wrong side of the law (I have done court mediation including landlord/tenant).Jon

Nassar reach out to one of your buddies who has good credit/income, and pay them a few thousand bucks to co-sign.

If you were loaning your own money, @Shawn May, (that is you are a direct lender) a CFL license is your best bet; especially if you intend to hold your notes to maturity.

Their maturity date is 3/2023, at which time they'll either need to pay the remaining balance or refinance. 

A few bucks higher than my current payment.The best quote for 30 year fixed is $1,228 per month but at 4.89% interest.Do I prioritize the monthly payments which I can afford if they remained about the same, or the term of the mortgage?

She pays you the same day she receives the notice; at the end of the day, you’re just getting a few extra bucks in your pocket at her expense.