This is a easy one ,you need a pro to run test on the unit to see if it will pass.Now you will rack up cost to see if it works .

We decided to have a professional mold test performed.

When the time comes, Just test out a cabinet door-sand, primer, paint- & see if you like it.

You can familiarize yourself with "BREAKING DOWN Howey Test" at  https://www.investopedia.com/terms/h/howey-test.asp. 

I was kinda testing/playing around with the Brrr calculator and fix/flip calculator. 

If this meets your intangible criteria, it may be worth doing, even with currently slim margins.

slim cash-flow, have not raised the rent much due to great tenants

All attempts at make believe transferring control - such as using "a protector" or moving the trust 'off shore' have not stood the test of time.  

But since this is my first 4+ commercial property, my loan will likely be a bridge loan, for sure, i will attempt for as long as long term as I can, but I'm trying to stress test my loan and refinance strategy.

So that part of her story doesn't pass the smell test.