In both cases, I would want to refi from a bridge loan into a 30yr and would prefer non-doc / low doc lenders non-qm etc…both have projects that are going longer than anticipated, short term hard money type loans coming due, and I’d like to just pay off the hard money to get that off my back.  

We’re getting central air and a few other upgrades and I wanted to get thoughts on if you’d change the wetbar back to a half bath if you were in our position… and also how soon you would do this.We have the funds to do it now but would prefer to do it next year if possible (contractors are booked months out, we’d like to get it up and running ASAP and it would be nice to not add this to expenses right off the bat). 

By the way, we prefer to go through the reimbursement route instead of taking a deduction on Schedule E -- based on what I have researched, we would actually get more money, and it's cleaner and hopefully would rouse less suspicion from IRS examiners.4.

I would go with Smokies, personally, but I too think that you should consider any personal preferences outside of just the ROI side of things.

I have the ability to save/invest around 40-50k per year off W2 income.These are the scenarios I’m considering (in no order of preference):A) 3.5% down FHA loan on a fourplex.

I prefer to pay for them since I don’t think they are expensive to make.

I’d prefer to not be actively involved with the management but am open to it I suppose.

Debt financing was our main preference, but we wanted to ask about partnerships to keep our options open.

I prefer the property to be vacant so I can use my connection to place their contractors in the property.

Can someone refer me to a real estate attorney that works with investors, fix & flip, buy & hold, and wholesalers in Fayetteville, NC preferably but in the Greater North Carolina Region will suffice, Raleigh/Durham etc....