You're right, digital copies will save file space. 

I am looking for a real estate attorney to review paperwork and provide advice as an objective third party. 

I will definitely be learning everything, however we are trying to flip these deals fast and it's my objective to make them go smoother and happen quicker.

We will likely put a new 10 year loan on the deal and enjoy double digit COCRs for the next decade.

So if it is worth closer to 100k for 4k of work, than I would want at least 90k, if I was going to lose my cash flow (my key objective). 

This is one of the three areas that I am struggling with objectively qualifying vs. subjective interpretation.  

At the end of the day we have to make it function like a business, keep the tenants happy and keep the owners from getting sued.It's a relationship business not an object business.

In Florida where I invest I am seeing double digit appreciation on the low end homes and inventory is very tight.

If your objective is to get as much cash out as possible it may make the most sense to fix it first if you can borrow the 13k at a low cost.

The jist of the matter is that although this is a violation of the terms of the deed of trust, the probability of the note being accelerated is small.There was a time when interest rates went very high (in the teens) and many mortgages were in the mid single digits.