No clue how it takes someone 5k in labor on $300 in materials but you didn't provide enough information 

You've provided evidence of recent appraisals and repair receipts that support a lower valuation.

Fractional investing options include real estate crowdfunding platforms like Arrived and Ark7, or real estate syndications for potentially higher returns.

@Carlos OlivaCash-out Refi:Pros:Fixed interest rate - providing stability in your paymentsLump sum payout - one-time lump sum, which can be beneficial if you have a specific investment or expense in mind.Lower interest rates - compared to HELOCs because they're first mortgagesCons:Closing costs - higher which can eat into your equityResets mortgage term - If you've already paid down a significant portion of principal.

Because it's a banking and bookkeeping platform I can set up individual bank accounts quickly and easily in Baselane and keep track of revenue and expenses for each property and easily run basic and customizable reports.

You can rent by the room, which can maximize rental income.Parent Guarantees: Many student leases involve co-signers, usually parents, which can provide additional financial security.Low Vacancy Rates: Due to the high demand, vacancy rates tend to be low, especially if the property is close to campus or in a desirable student neighborhood.Flexible Lease Terms: You can structure leases to fit the academic calendar, which means you can adjust rents annually based on market conditions.Cons:High Turnover: Students typically stay for shorter periods, leading to higher turnover rates.

Happy to provide a few lenders or contractors if you need any support.

I’ve seen where NC has partnered with municipalities to provide federal or state funding to bring public water/sewer to under severed areas.

Hi Bob,Make sure to have an investor friendly realtor so that you won't have issues afterwards.HOA are very tricky, as the boards change very often, they could be years that they don't do much and other years that they are suing residents if they are not maintaining the lawn.CC&R are the key to review in this case, those are public so available for you, and those are required to be provided by the seller every time.Don't go the route of do it anyways, that will have cause you consequences, I had a time that the HOA sued a property owner just for missing 6 months (the property owner was renting out the property and it didn't receive the invoice to pay the dues so she forgot).

I use cabinetgiant.com, who provide a RTA cabinet here in Kansas City.Here is a recent forum discussion with some other options as well.http://www.biggerpockets.com/forums/84/topics/161076-kitchen-cabinets