The solution was to abandon all of the plumbing in the ground and re-plumb the entire garden level in the ceiling.

Doors, mouldings walls ceilings etc.

Basically, it’s a full rehab of a house that’s in good shape but original condition where everything cosmetic would be replaced (lots of wallpaper, popcorn ceilings, wood paneling, old cabinets etc).

In my experience as a former property manager, Section 8 has different and additional paperwork - you use their lease agreement, and repairs become complicated as they have specific requirements such as how many inches from the ceiling a smoke detector can be placed.

Going to remove the popcorn ceilings, paint the entire unit from head to toe with light gray walls and white trim with white ceilings.

On the ceiling by the area they smoked in the most.

TEXAS farmhouse with 8 foot doors, a vaulted ceiling with wrapped beams etc. it's the look that people put in the big expensive homes and I try and give the more moderate homes the same general look.

When he got there he found that the bathroom on the second floor had been leaking and water accumulated in the first floor ceiling and finally broke through the dry wall spilling water onto the wood floors below.

Old vacant mining house on a country lot in very poor shape that likely needs 40-50k in it to even be decent it had no siding mold and droopy ceilings just a nasty home . 

As others have mentioned, 80% LTV tends to be the ceiling, and I would be somewhat surprised if you're able to achieve that leverage when the rubber meets the road.I've seen lenders pull back leverage a bit recently, and 80% LTV used to be a well-known ceiling.Irrespective of this, if you're looking for high leverage, then the most effective way to get that is likely speaking with a large number of lenders and finding one who can offer what you're looking for.A few good places to start are...1) BiggerPockets --> Network --> Hard Money Lenders --> Filter by state (IN)2) Local REIA events.