I've been telling my clients to expect a no closing cost refi in the next 6-12 months depending on how quick the fed lowers rates.

@Matthew Paul you are right, this wasn't a home run deal, just a base hit, you can't expect to have a huge profit when it's just a light rehab.

Does contractor expect his partner to put up more than 50% cash with 50/50 partnership?

I'm now refinancing the property and we expect the appraisal value to come in higher than the original ARV. 

However they must be installed by my handyman and I set the expectations that they have 2 choices when they move,1) Leave the wall mount 2) Take the wall mount and repairing the wall back to original condition will be done by my handyman and will come out of the security deposit.

You have a great plan for the future, so don’t let this re-rail your plans.  

It's more complex than what you expect. 

The bill would double the tax exclusion on the gain from sale of a principal residence and require future annual inflation adjustments to the amount.

In addition Costa Hawkins is under constant attack so SFR will lose their protection in the not so distant future.  

Just as you wouldn’t give a child a book on nuclear physics and expect him to read it, start your real estate education (of which you have a fair amount already) close to home.