My recommendation, though not specifically about real estate, but the philosophy definitely applies to real estate is "The Compound Effect" by Darren Hardy.

The effects of a collection a long-reaching in this way, so your best bet is to get this fixed ASAP and you be the one who initiates the contact. 

I dont think there is any minimum, really, but the effect of rehabbing brings up the price so the refi appraisal is where you need it to be. 

Someone also told me that advertising on Reddit can be effective and as cheap as $5/day. 

Then, you can go and play around with some variables to see what effects what and how much on the spreadsheet. 

Has anyone felt the effects of regulations in those states?

I'm exploring my financing options and trying to decide the most cost-effective way of purchasing it.

Saying something to the effect of, "but it should be a quick form and might only take you 15 minutes

Forgive my saltiness, but its interesting that you don't even consider the effect this kind of disruptive spam marketing has on the end users, you say it "sucks" but only because YOU get called! 

The repayment terms for a 401k participant loan are equal monthly/quarterly payments of principal and interest (typically prime plus 1%) over a 5 year term (longer if used to acquire your principal residence).Please note that if you take a full $50,000 and then pay back the loan, you can't take another $50,000 until 12 months after the first loan was fully paid back.Per the loan offset rules that went into effect with the 2018 Tax and Job Act: if you leave your job and the loan is current at the time you leave your job but then the loan goes into default because you left your job, you will have until your tax return deadline (including any timely filed extension) to make the loan current by depositing the outstanding balance into an IRA (and thereby avoid the taxes and penalties that would otherwise apply).Please keep in mind the multiple loan rules:Under those rules, the sum of the balances of a participant's outstanding 401k loans under a single 401k plan (using the highest outstanding balance of each loan over the last 12 months) can't exceed 50% or $50,000 whichever is less.