. - Buy using hard cash, - Refinance my other properties to get the cash back + get the rehab fund, - Rehab of $30,000 to increase it's value to around $230,000- Rental units of 50 units with nett cashflow after expense and mortgage of $1200- Repeat: finding another opportunities with the extra money that I got from refinance Conclusion: I got the property with 0 cash invested (though short term cash is needed & using other property for refinancing), get $1200 / month (still in progress).

My expertise is high end custom homes, and high end remodels.

You have to look at the numbers of what that extra loan/increased interest rate is going to cost you.

Easy solution: increase your purchase price by $5,000, and have the sellers pay $5,000 of your closing costs.

I would cut your expenses and/or increase your income so that you can get into your first deal in the future.

New water supply lines are nice to increase the water pressure for the tenant, but the budget may not allow right away. 

In the meantime, I had a bad experience with a local (Seattle area) custom cabinet maker so I'd love some recommendations on folks who do high quality work, but are reasonably priced and responsive.

Basically he told me he was a CPA and mentioned that a lot of investors he does taxes for leverage everything and leave so much deductions on the table vs income...Basically he was telling that if I calculate out my deductions, I could finance only x amount to optimize my taxes and increase my Roi overall over paying all cash even with the higher interest rates on investment loans

Their customer service has really dropped over the last several years. 

If "No" and it has to be for 1 year and for everywhere, then walk away (unless it's mandatory).The agreement is designed to designate the buyer as a "client" vs. being just a "customer."