This seems quite limiting if you're trying to BRRRR a property in under 6 months since so much of the out of pocket expense are the rehab costs which you aren't able to refi out of.Is it really as black and white of a choice as 1) wait 6 months to pull out the full 75% LTV or 2) if under 6 months only pull out the original cash purchase amount?

The sellers realtor now says it’s “as is” and the seller does not want to put any money into it.Lastly, the remodeled garage never had actual permits pulled; only a letter from the town building commissioner stating it has been passed per his review without any permits being pulled.

How did they manage to pull that off.

There are many many in this town where a permit was pulled, but no inspection ever happened.

If you aren't willing to pull the trigger on one of those kinds of deals then find a different market.

Examples of such work or tasks include guiding people who are blind, alerting people who are deaf, pulling a wheelchair, alerting and protecting a person who is having a seizure, reminding a person with mental illness to take prescribed medications, calming a person with Post Traumatic Stress Disorder (PTSD) during an anxiety attack, or performing other duties.

My question should I try to pull cash out at refi or just refi and create more cash flow since my interest will be much lower.

I think his 12% may be referencing his multi-family that he owns and operates, unless he's not able to pull out all his funding.

How do I know things like the cost of water and sewer, loan points, ARV (without an agent to pull comps), Capital Expenditures, or any other number of items without fully engaging the seller? 

Annual property taxes - I pulled off of the listing. $1,687 for county and $1,312 for city for a combined $2,999/year, amortized at $249.92 a month.