Although I'm curious, you mention only adding a bathroom to house hack the back half of the unit.

After the fact I tried to search the national Pacer bankruptcy database, but could find no mention of the property's owner.

Also, I am worried if we wait that next year rates will be in the 8%.

Some of the upgrades you mentioned (specifically the smart tech stuff) only help for new home buyers (window shoppers).

. - As Jaron mentioned above, you may also need a 200amp supply upgrade. 

Something to consider is that if you can't afford the SFH you might be better off buying a townhouse or condo rather than waiting until you can afford the SFH.

I was super skeptical of this becase I read an article to the contrary a few weeks earlier and when I mentioned to her that I think it's been done away with she said not for multi family properties (I have a duplex) and because I was doing a cash out refinance.

If what you an afford does not match the type of area you want to invest in, don't rush into buying and wait until you can invest in a more solid area.

If i cant do a cash out refinance right away, what are my other options for trying to get my initial investment back and how long might i need to wait?

She went in-depth to talk about maximizing rent and correcting all the safety issues that were mentioned in the inspection report.