I did the analysis beforehand taking into account the managment fee, vacancy, capex, repairs, mortgage, etc and it still came out above my monthly cash flow requirements.

I did the analysis beforehand taking into account the managment fee, vacancy, capex, repairs, mortgage, etc and it still came out above my monthly cash flow requirements.

They base LTV off of your ARV, or After Repair Value.

Pay for repairs with cash, live in it, and cash out refi for a down payment on a rental?

It is going to be looked at as you signed a contract, decided to do repairs on your own and then made a determination of what you felt those repairs are worth and adjusted your rent on your own with no approval from the owner of the property.Many areas have a place where you can pay all of your rent and then file a grievance etc, which would be the way to go.

The organization's main goal is to help landlords build a successful and quality business while also ensuring the landlord/tenant rights are fair throughout the commonwealth.

I do need to do some repairing to the exterior to make it livable and up to code.

I also believe that I can depreciate my interest, taxes this year, and the $30k in repairs that I put in this property this year (please correct me if I am wrong). 

Long story short the house is in bad shape, insurance hit me below the belt, and I can't sell this place until it's repaired.

But it all depends on your market, quality of the rentals, your level of desparation, etc.