In a hot market properties that don't appraise will still sell; you'll just require the buyer bring more cash to the table. 

Logic would tell me you should be trying to give me the figures as they would be if you DIDN'T refinance, but of course it can't be that, because in that case you wouldn't need to be bringing any further cash to the table.

I had a nightmare with a well but it was an isolated area with very low water tables and the replacement cost was over 35K.

Seller is willing to carry 30% but my current lender still wants me to come to the table with another 20% so that I have skin in the game.

I can't say I am relying on communicated content, but I still haven't heard anything authoritative.Thank you Jon for attaching the link to the 'Tax Cuts and Jobs Act', I did notice in the table of contents 'Sec.3201: Expansion of section 179 expensing.'

Sellers who don't get proper representation will end up leaving money on the table.  

In 2018, I'll have my real estate license (take the test in nine days) so that will change things a bit for me (I'll never be the chick who haggles across a kitchen table from a homeowner for an off-market property - nothing against it and I will buy from those who do - it's just not in my comfort zone). 2018 goals:6 rental properties (7 if I can't get one more under contract before the end of this year)3 flipsGet more private cash (would like to 3x what I have available to me now before the end of the year)

Storage with maybe room for a picnic table or just sheltered room to work on maintenance needs?

I'd ad a nice striking chandelier ( not white) with multiple bulbs new table, similar to what's there now. 

Sounds like something I'd hear from a guy on stage in an expensive suit who is trying to get me to sign up for a HELOC at the table in the back of the room so HE can put my "dead equity" to work... paying for his lifestyle.