Looks like consensus says they are not worth the cost, thanks all!

While I’m not sure if we’d be a good fit for you or not, I’d be happy to see if there’s potentially a fit.

It has helped me a great deal when gathering information on potential deals.

Here's a breakdown based on your examples:Carpet, Vinyl Flooring, New Toilet, New Vanity, New Tub: These items are typically considered assets because they are permanent improvements to the property that provide lasting benefits.Plumber Labor for remodel: Labor costs for installation or repairs are generally categorized separately from materials.

Prepare a list of informed questions that you can ask potential lenders and go to lunch.

And yes, he should be giving you his crew, the subs and materials at his cost.

2) What are the potential challenges that I should be aware of with being the landlord of a multi family unit? 

I am looking for a SFH 3/2 or 4/2 that I will house back with a potential ADU and a long term hold. 

If it is not there, they are limiting your pool of renters..and potentially great tenants.2.

Almost all of our tenants have been with us 5+ years.Also, and some may disagree with this, but we went into a "get to zero debt" strategy a few years back so we had less exposure to potential interest rate hikes.