If you do a 203k you're going to need a new appraisal, Contractor estimate, and a hud consultant.Normally banks are really strick with short sales and time in escrow.  

you are going to need at least a 12000

Generally even the small banks are going to need to see 2 years of commission based income.

I'd get an attorney that specializes in landlord tenant relations and evict.You're probably going to need some working capital to get everything straightened out.  

Note the cheapest grade of hardwood is the same to tenants as the most expensive.For me lowest cost SS appliances (they look nicer than midgrade black or white), cheap granite tile counter top (looks like granite in photos), tile backsplash and wood trim edge, new off the shelf premade builders grade cabinets, 3 tone paint, ceiling, walls and trim complimentary colors (look at model homes in your area for ideas). hardwood floors, new bathroom with tile surround having an accent strip, new vanity.

Hello All,I am finally fortunate enough to need to bring on additional help to handle the work load I am tasked with in the Middlesex County area. 

But sure, if I was ever desperate enough to need to conduct business this way, I'd certainly check on my Title Company's acceptable lingo, before employing a profiteering Transactional Lender!...

I currently have a house that is going to need ALL of the rooms repainted upon move out.

If you're trying to do a velocity model which involves purchasing the property, rehabbing, pulling your cash out, and immediately starting on the next property rinse and repeat within a 2-3 month timeframe, you're going to need a lender who can work outside of Conventional guidelines except for very specific scenarios.

you are going to need to run the numbers and make a comparison, it's not a matter of preference but a matter of profit in that situation.