If a subcontractor is not performing well, we recommend terminating their services immediately and paying them for the work done to avoid any negative impact on your reputation. hope this helps feel free to ask me anything.

That would be the norm when going from depreciable property to non-depreciable property. 

Document all communication, including any promises made by the tenants to pay rent or excuses provided for non-payment.2.

If you haven't already, a professional eviction service might offer additional strategies for dealing with difficult tenants and can coordinate with law enforcement to ensure safe access for inspection.Hiring private security for a short period post-eviction can help ensure safety.

I spent $400 having some new rails installed and $125 to service the HVAC, that's it.I now have it rented for $800/month.

If you're talking about Non-QM or investor loans, there are some other programs that you can do. 

I am not a fan of holding fees unless equal to rent and non refundable.

Account Closed One of the areas I'm looking more into is Rosemary Gardens, essentially the first neighborhood on the non-downtown side of 880 and 1st.

The good news is, since its new construction, you won't have heavy capex or maintanence expenses, nonetheless, the cash flow on the property would be non-existant.

So increase NOI, then you can back into a rough number on what your loan proceeds will be based on your forecast debt service upon refi.