@Joe Sanada  Good point...true true.  

@Joe PappundefinedI definitely needed to re-evaluate my question.

I have listened to hundreds of podcasts (BP, Joe Fairless, Michael Blank, Rod Khleif, Jason Hartman).

Then, after reviewing these six paths Joe mentions, I think finding an off market deal or raising capital for experienced syndication or partnership groups are more doable.  

The costs are for labor, material but are not accompanied by invoices, receipts or anything that can be verified.  

So you probably will still have 5-10% out of pocket on the refi.I'm sure that there are people that will tell you it's possible to be all in at 70% LTV consistently but my guess is they either 1.) did a partial rehab and will have substantial deferred maintenance down the road or 2.) did the majority of the rehab work themselves and hence derived additional equity from their labors or 3.) are buying in lower end neighborhoods where 30% equity amounts to only $7-9k. 

Thank you, Joe

Hi @Joe Attard,Reach out to Account Closed, he is a member here on BiggerPockets and Michigan Land Contracts is his specialty. 

Your Money or Your Life by Joe Dominquez and Vicki Robin is a great nuts and bolts Financial Independence/Financial Integrity book.Lifonaire by Steve Cook and Shaun McCloskey is probably the best book I could recommend from a "philosophy" standpoint.  

$40k does seem low for needing two kitchens, labor, roof, permits etc.