Those are typically higher cash flow, higher cap rate properties because they are higher risk, higher management properties.

My name is Matt and I manage the Wichita featured agent program at BiggerPockets.

Just curious if the rent cap (5% + local CPI%) applies here when the lease is expired soon, where the tenants does not have a M2M option, and they choose to stay another year for renewal as usual?

This is a great forum with very knowledgeable members that will help to guide you in the right direction.If you haven’t checked it out already, the Bigger Pockets blog features links to their awesome podcast and many great articles: https://www.biggerpockets.com/renewsblog/The site has quite a few tools that can be helpful for new members.

Try www.mortgageelements.com and their search feature for 2nd TD, it will several lenders to check with on HELOC. 

Another is hourly, usually with a cap and then theres usually just a lump sum based on what the architect thinks they can get it done for and still make a profit.

This is a great forum with very knowledgeable members that will help to guide you in the right direction.I really like the alerts feature that can quickly guide you to current topics that may be of interest: http://www.biggerpockets.com/alertsThere are a few self-contained guides that you can access here: https://www.biggerpockets.com/guides

Cap Ex: Roof needs redone, and electrical and wiring has newly been done.  

Recently I have built a real estate BRRR calculator model in excel that anyone can use to calculate the cost of the project and calculate ARV, interest, net cash flow, ROI (5-year forecast), Cap rate etc.

Cap rates are low like 6-7% but there is very little hassel.