As the articles note though, those are just proposals at this point and it remains to be seen what the City Council will do.My guess, based on nothing other than my own guesswork, is that they’ll continue to allow AirBNB but restrict it in some way such as a cap on numbers of listings, restricting it to only owner-occupied properties, requiring fire inspections, etc.

These expenses will wipe out your remaining $13k. 

Unless you are adding structures and appurtenances, you do not have to use a GC to remain lawful. 

Depending upon your occupancy type for the property and what the ARV vs the remaining balance on the note are, you may not have to come out of pocket with too much money, if any, on the refinance. 

AS long as you have PCF, you could have 25% interest, and if your DP didn't change, your cost would remain limited to the DP.The correct way to look at all of this isn't "what does a property cost me to own", but rather "what does a property cost me to control".Now, the interest rate DOES impact the CF, but as you've already noted it would take 42+ months just to break even. 

The Financial advisors you are referring to as having been educated all get paid commissions, the day traders get bonuses based on how much money they are able to bring into their perspective firms every year, they make somewhere between 1-2% of a clients total book and they get paid for every trade that they make "for their client"  for the life time that the client remains with them. 

Your lien remains in the same position as prior to the transfer and you still have all remedies available to you per your loan documents."

.$100,000 gross rent $50,000 expenses yields $50,000 net operating income.To get to $150,000 net operating income, rents need to double to $200,000 and expenses need to remain fixed at $50,000.

I just discovered T-Mobile Money which is offering 4% for the first $3000 and 1% for the remaining balance! 

I've done the weighted average interest on a rate and term vs. cash out refi and often the effective interest rate for the cash out means you're paying between 7-9% for that money....the reason being you're paying the higher rate on not only the cash, but also the entire remaining mortgage balance.