If it's in a good area, cash flows, and hard to find another one to replace it, I'd rather keep it.  

We have roofers that we use that will actually do small repairs and will only tell you to replace the whole roof if it is actually necessary.

Our insurance covered new floors for the entire house as well replacing subfloor in bathroom and two adjoining rooms.

Flipping contracts won’t exist - it will be replaced by “wholesaler” obtaining an OPTION to purchase at a set price and selling the option.3.

Major items include clearing overgrown shrubbery, replacing doors, fixing up the deck, getting a pond running again, and removing an in-ground hot tub.

Had to replace the sewage lines on one, then we'll have 2 more that need to be renovated before renting out.

Example of overcharges included* $300 for cleaning windows and cabinets after entire house was professionally cleaned* $80 to replace HVAC filter after entire HVAC system was replaced* $700 for a small list of punch items - 2 door stops, raking backyard, removing satellite dish in backyard and trimming bushesAfter terminating relationship, owner decided to send a termination charge for $450 (contract does stipulate it) - even though the company has not done squat and never placed a tenant and already charged so called 'set up' fee of $300..

.- Is there a kind of person who could help me with pre-sale improvements (roughly saying, to tell me what is worth replacing, improving, etc and what is not,1 to make the house more attractive for the buyer)?

@Elizabeth Southall-1)  depending on your  needed timing  -consider  closing on the  heloc  with the low  appraisal  and then look  for a  new  heloc to   replace this  heloc  2)   locate another bank / lender that can  offer a 85% or  higher HELOC and  begin the  process  from scratch  

For example, redoing cabinets in the kitchen or replacing them completely..