It can be better to often estimate repairs or replacements on the high end and get a credit so you can choose materials and quality used and potentially pocket any unused difference.   

I appreciate having a high level flipper like yourself to answer questions. 

However, she did warn me that both HELOC and DSCR rates are insanely high at the moment, but she said that it's a possibility if I can make the payments.

We purchased the house when the housing market was at its peak(high 700’s).

@Matan Paret  There are a few ways to appoach the start of your real estate investing journey and it is highly dependent on career path.

Because you are in that High Opportunity zone there is a significant jump in rents, and it is often higher than the market rent in many zip codes.

Guy & Gal they were awful and totally out of touch how to relate to your aspiring investor with barely 10% down, high DTI, and wanting to be "financially free".

Many sellers asking ridiculously high prices to see who will bite.

All it takes is a hand full of comps, new businesses, reasonable "average days on market" and an influx of population due to jobs and bam!!

I highly recommend him.