We had personal savings and put down 5% with a conventional loan.

Gain = Sales price less expenses less adjusted basisAdjusted basis is purchase price plus improvements less accumulated depreciation.

strictly read, the city of Austin requires a permit to spray foam insulate around an outdoor water hose bib...because it improves or repairs a structure.  

It also means planning for potential increases in debt service, depending on the type of loan that you have.

I have been considering a DSCR loan on the Townhome to get some of our cash out of it. 

Not a lot of foreclosure activity because of all the equity gains, but that may change in the coming years with the loans on the mortgages written in the last 1-2 years being much higher (aka normal compared to pre-COVID).

I want to begin property improvements before property falls apart.

All 3 of our names are currently on the title and the agreement was, once the loan is paid in full to his father, he would be removed from the title.Now my friend is going through a bankruptcy so we want to remove him completely from the land.

Here in CO there's an additional license required if you're soliciting money from individuals then loan it to others or even just brokering the loans.

., and the neighborhood is up in price and appearance so much that it has certainly improved dramatically since I bought a house at Leo and Notre Dame in 2012.