You might have to reach out to a non-traditional lender for a portfolio product if you can't qualify.

We are not taking down walls or making huge changes, just flooring, ceiling tiles, lights, ect... 

If the traditional STR markets aren't taking this (Foremost & Proper), I would suggest connecting with an independent agent and they can try the following,1)  Try and find a carrier who can pair the high risk property with your Home and Auto policy.   2)  Find a policy with a Lloyds of London type insurance carrier3)  State back insurance - Each state has a Property insurance fund as a resource if the public can not find coverage. 

With cash flow almost touching $1000/month, he was very keen on giving himself a $12k raise each year as to when he refi's after doing some light cosmetic work he will be able to pull out most of his money.

Make sure the contractors understand they are responsible to remove snow to access their work.More cutting, prepping, etc. work will typically be done indoors so make sure you hire a contractor who likes to be clean and won’t turn the entire interior into a personal workshop/storage shed.Figure extra $$$ for temp enclosures and heat if you wish to do exterior painting, masonry, etc.It’s darker later in the AM and earlier in the evening so make sure you have a lot of good, temporary lighting so you can maximize the amount of time your guys are working when they are actually onsite.Planon missing a few days here and there due to a “snow day” when guys can’t make it to work due to a snow storm.

It's easier to go the traditional vacant refinance route in my opinion.

I can buy the house traditionally if they have no way around their problem. 

@Trevor Carlson - Yeah, if you are using traditional financing (FHA, Conventional, VA) and are applying for the loan as a primary residence (not an investment property) one of the stipulations of most all lenders is that you take occupancy within 60 days.

Upgraded the lights in the home from wall outlets to overhead lighting.

@Brian Amirian sounds like you have the green (maybe yellow...) light then!