To be honest, I try not to depend on speculation, but I don't think we're done growing out here by a long shot and my location is pretty dang good.One main point that I'll also make, is that my expenses are HUGE living here by myself, so moving out would significantly reduce my monthly expenses by at least 300/month, if not much more, depending on if my gf lets me move in with her ;-) I would also pay off my credit card debt which costs me $250/month.To summarize with conservative figures:Refi with remodel- I break even monthly, left with under 20K to investRefi without remodel- I have negative cash-flow monthly, but left with about 30K to investSell- No cash-flow or appreciation possible, left with 35K to investMy main questions are, do my numbers make sense, and does owning a negative cash-flowing property make sense at all?

The best way is to find comps is the MLS, if you haven't found a realtor to work with already, put up an add on craigslist looking for a realtor, give your card to everyone you know and tell them you are looking for a realtor to work with.

Aside from the funding aspect am I fooling myself with a delay or being prudent to ensure I am properly capitalized?

Then come to find out that one of the brothers-in-law(which title is in his name) has had a child support lean on it(which is now dropped from finding a job) but there is now two credit card leans on it.

Mark Kindy I replied to you above, but realized it didnt link it to you properly.

He does not have enough money to buy business cards or business stationary.Today, both properties are on the market for sale.

This is why it's important that your tax pro have ALL the facts in order to advise you properly.

It's the buyers responsibility to know how to properly maintain the floors in their home.

You don't need a company, a web site, a fancy car, you can even get by without business cards.

I also have clients who need 1 time tenant placement because they are not in the area, or just not sure how to screen properly.