First step is to determine your strategy (buy and hold, fix and flip, owner financing) and then the ARV you want for each project.

However, if I turn the unit over I am estimating having to spend at least $15k cleaning the place up (new carpet, paint, misc fixes and updates) if I want to get that rent.

@Robert Kough, I have a friend that does exactly this: buy plex, live in a couple years, after some fix up and market appreciation, refi with conventional, freeing up VA for next purchase. 

We went to small claims court today and the Judge didn't seem to care about the June 6th date on the addendum or the other lease violations that needed fixed per the addendum. 

That might cost you 10k in additional costs up front, but it would probalby let you get a much better permanent loan once all fixed up, and probably save you several times that over the life of your permanent loan. 

Especially since it was fixed the next day.

The rate in Ontario through the Royal Bank was 3.7% fixed over 25 years.

A good strategy is to use the LOC to make an all cash purchase, that way you increase your bargaining position, then once the property is yours, get a lower interest 30 fixed loan on it, & repay most of your LOC.

House-hack over and over again as I fix up units?

Im here in Wichita too.Looking for sfh to fix and rent.Looking to meet other Wichita investors.