But, I get your latter example of the refi's and looking at both deals to justify the leverage. 

This is my first project and my wife and I will be doing the whole remodel ourselves.One of the reasons we're taking this on is to learn, and because of that we're prepared to drop more money into it than the rent will ultimately justify, so please keep that in mind.I'm looking for ideas/inspiration for the living room, dining room, and kitchen. 

My latest research leads me to believe both loans are 100% equity protected at this point, and I was looking at the perspective I needed to 'justify' my no with the qualification standard.

In Garrett Sutton's book, "Loopholes of Real Estate", Chapter 11, he writes that a "year" is justified if you lived there for the majority of that calendar year... therefore living in your primary residence for 1yr and 7months consecutively should grant you the Primary Residence Exception, right?

Just be aware that for many to justify their fees they MAY have to point out at least one problem area. 

Even if everything had gone exactly according to plan it wouldn’t have been a deal worth doing (profit not enough for the effort expended or to justify tying up that much capital for that long).

Especially if you're price shopping or trying to justify that they should charge less because you'll have volume of work etc. in the sense of a business why would you trade volume for profit margins?

With automatic messaging and all the available apps I hardly spend any time doing it myself so it's hard to justify paying someone else to do it unless the #'s are that good.

It also means a goal of having lower to no debt, even primary residence, which many would justifiably scoff at. 

Even if say rent was 50% of market, that wouldn't justify a 50% reduction in my offer...I know what it should be and since it's just a couple units I can get it there within 2-3 months (assuming lease dates allow).